65 Southwell Road, Camberwell, London, SE5 9PF

Description

A Freehold Mid Terrace Building Arranged to Provide a Vacant First Floor Two Room Flat and Two Flats on the Ground and Second Floors (Both Sold Off on Long Leases). Potential to Convert into a Three or Four Bedroom HMO (Subject to Obtaining all Relevant Consents). No Freeholders Consent Required.

Accommodation

Ground Floor: Not Inspected. First Floor: Two Rooms, Kitchen, Bathroom. Second Floor: Not Inspected.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Ruskin Park are within easy reach. Transport links are provided by Denmark Hill rail station.

Tenure / Property Information

Investment Analysis

No reliable current GDV can be established from the supplied evidence. The only comparable is a 2004 freehold flat sale on the same road at £150,000, which is too historic and insufficient to value the current freehold building containing three flats. The £250,000+ guide is not a formal valuation. Ground and second floors were not inspected, and legal-pack disbursements are unknown.

Investment Snapshot

Strategy Recommendation

Treat as a due-diligence-led potential BTL purchase only if the £2,000 pcm asking-rent benchmark is validated, the leasehold/freehold structure is acceptable and legal-pack liabilities are quantified. Do not bid on an HMO or flip basis without current valuation, inspection and consent evidence.

Works Required

Inspect the ground and second floors and review the legal pack. Assess the vacant first-floor two-room flat for any required works, but no refurbishment allowance is supported by the evidence. Investigate the proposed three- or four-bedroom HMO conversion and obtain all relevant consents before relying on it.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed because no reliable GDV, refurbishment budget or refinance value is supported. The two other flats are sold on 125-year leases, and the first-floor flat is vacant, but the condition of the upper and ground floors was not inspected. The HMO potential is expressly subject to obtaining all relevant consents and should not be included in value or refinance assumptions.

Buy-to-Let Analysis

The supplied SE5 rental listing advertises a one-bedroom flat at £2,000 pcm, implying £24,000 annual gross rent and a 9.6% gross yield against the £250,000 guide. This is an asking rent, not achieved rent, and is not specific to this property. The analysis excludes finance, operating costs, voids, compliance, leasehold income and unknown buyer disbursements. The freehold also includes two flats sold on long leases, so the income position requires legal-pack review.

Flip Analysis

A flip surplus cannot be calculated. There is no current comparable evidence, no supported works allowance, no confirmed GDV and no supported selling-cost allowance. The 2004 comparable is insufficient for a current resale assessment.

Investor Risks & Due Diligence

• Ground and second floors were not inspected.

• The two other flats are sold off on 125-year leases; lease terms, ground rent and service-charge arrangements require legal-pack review.

• Legal-pack disbursements, seller-cost reimbursements, search fees, legal fees and transfer fees may be payable but are not quantified.

• The £2,000 pcm figure is an advertised asking rent for SE5, not achieved rent for this property.

• The proposed three- or four-bedroom HMO conversion is subject to obtaining all relevant consents.

• No current comparable evidence supports the £250,000+ guide or any GDV.

• No refurbishment or compliance budget is available.

Recommendation

Treat as a due-diligence-led potential BTL purchase only if the £2,000 pcm asking-rent benchmark is validated, the leasehold/freehold structure is acceptable and legal-pack liabilities are quantified. Do not bid on an HMO or flip basis without current valuation, inspection and consent evidence.

Strategy Rating

Analysis Confidence

The guide price, one advertised rental benchmark, tenure, occupancy and limited historic comparable are supplied, but there is no current valuation evidence, no condition inspection for two floors, no works budget, no EPC or council-tax data, no achieved rent and no confirmed legal-pack costs.