67 Brunswick Place (3FF), Southampton, Hampshire, SO40 8AJ

Description

Upon Instruction of AMG. Leasehold third floor flat.

Accommodation

Principal bedroom with en-suite, one further bedroom, reception room, kitchen, bathroom/wc.

Location

Located on Brunswick Place. Shopping amenities are available within Totton Town Centre to the south, with a more comprehensive range of shops, bars and restaurants in Southampton City Centre to the east. Public transport links are available at Totton Train Station and via local bus services. Road links include the A336 to the north and the A35 to the east. Bartley Park is to the south west.

Tenure / Property Information

Investment Analysis

The five supplied completed sales at Brunswick Place range from £176,000 to £224,000, with a simple average of £202,400 and median of £215,000. As bedroom, floor, condition, service-charge and lease comparability details are not supplied, £202,400 is used as the base GDV, with the observed comparable range used as the low/high scenario range. The £160,000 guide is below all supplied comparables, but this should not be treated as confirmation of value because auction fees, condition and lease costs remain unconfirmed.

Investment Snapshot

Strategy Recommendation

Potentially suitable for a cautious buy-to-let or value-led purchase at or near guide, subject to confirming the legal pack, service charge, ground rent, seller fees, condition and achievable rent. Do not rely on the apparent comparable discount or refinance headroom until these items are verified.

Works Required

No specific refurbishment works are identified in the supplied description. Allow for inspection, cleaning and any minor repairs only if confirmed, but no refurbishment budget can be supported from the evidence. Confirm condition, service charge, ground rent and lease documentation before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the guide, the known acquisition cost is £161,800 including the £1,800 administration charge, before any seller fees, finance, tax or works. At the £202,400 base GDV, 75% refinancing equates to £151,800, leaving an indicative £10,000 of the analysed cost unrecovered before finance and tax. This is subject to lender valuation, mortgageability, lease terms, service charges and confirmed costs.

Buy-to-Let Analysis

Using the single advertised asking rent of £1,200 pcm, not an achieved or passing rent, annual gross rent is £14,400. This equates to 9.0% gross yield on the £160,000 guide and approximately 8.9% on the guide plus the known £1,800 administration charge. Net yield cannot be established because service charge, ground rent, finance, insurance, management and maintenance costs are unconfirmed.

Flip Analysis

The base GDV indicates £202,400 against £161,800 of known guide-based cost, leaving £40,600 before selling costs, finance, tax, works and any seller charges. A true flip surplus cannot be calculated because no selling allowance, refurbishment cost or complete fee schedule is supplied.

Investor Risks & Due Diligence

• Annual service charge, ground rent and review provisions are unconfirmed.

• The supplied rental evidence is one advertised asking rent rather than an achieved or passing rent.

• The property condition is not described sufficiently to budget refurbishment or repairs.

• The seller may charge additional completion fees under the special conditions.

• The 75% refinance indication depends on lender valuation and mortgageability of the leasehold flat.

• The lease has 109 years remaining as of the auction date, but full lease terms and charges require confirmation.

Recommendation

Potentially suitable for a cautious buy-to-let or value-led purchase at or near guide, subject to confirming the legal pack, service charge, ground rent, seller fees, condition and achievable rent. Do not rely on the apparent comparable discount or refinance headroom until these items are verified.

Strategy Rating

Analysis Confidence

Completed sales and one advertised rental are supplied, but comparable property details, achieved rent, condition, service charge, ground rent, seller fees and full auction legal information are incomplete.