68 Brookdale Road, Catford, London

Description

A two bedroom first floor maisonette benefiting from its own front door and a private rear garden. Presented in reasonable decorative order. Let on a periodic tenancy currently producing £14,400.00 per annum. Conveniently located for the amenities of Catford.

Accommodation

First Floor - Reception Room, Two Bedrooms, Kitchen, Bathroom/WC

Location

Located near to the junction of Brookdale Road and Morena Street. An extensive range of shopping facilities can be found nearby in the centre of Catford. Recreational amenities of Ladwell Fields and Mountsfield Park are within close distance. Transport: National Rail - Catford Bridge.

Tenure / Property Information

Investment Analysis

The £270,000 sale at 58 Brookdale Road dated 5 August 2026 is potentially relevant geographically but is not sufficiently specific to establish the value of this maisonette, particularly given the subject property's approximately 28 years of lease remaining. The two 2011 sales at the same address were £150,000 and £148,000, but are historic and cannot reliably establish current value. No lease-adjusted GDV or market value is supportable from the supplied evidence.

Investment Snapshot

Strategy Recommendation

Do not bid solely on the headline yield. Proceed only after specialist lease, valuation, mortgageability and tenancy due diligence confirms that the short lease and existing tenancy are acceptable.

Works Required

The property is described as being in reasonable decorative order, and no specific defects or works are evidenced. Allow for inspection and verification only; no refurbishment budget can be supported from the supplied information.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR analysis cannot be completed reliably because no lease-adjusted GDV, refurbishment allowance, buyer costs or refinance terms are supplied. The short remaining lease materially undermines confidence in a 75% GDV refinance assumption.

Buy-to-Let Analysis

The existing periodic tenancy produces £14,400 per annum, equivalent to £1,200 pcm. Against the £100,000 guide, this is a 14.4% gross yield before costs. No external rental comparable is available, so the rent should be treated as passing rent rather than proven market rent. The approximately 28-year lease is a major BTL and mortgageability consideration, with extension cost and terms unsupported.

Flip Analysis

A flip analysis cannot be supported. The £270,000 comparable is not sufficiently specific, the lease has approximately 28 years remaining, and no refurbishment or selling-cost allowance is evidenced. Any resale surplus would therefore be speculative.

Investor Risks & Due Diligence

• Approximately 28 years remain on the lease, creating material lease-extension and mortgageability risk.

• The current rent is passing rent under a periodic tenancy and is not supported by an external market-rent comparable.

• The £270,000 comparable is for a different property at the same road address and is not sufficiently specific for a reliable valuation.

• No refurbishment, buyer/admin fee or selling-cost allowance is provided, preventing a reliable total-cost or profit calculation.

Recommendation

Do not bid solely on the headline yield. Proceed only after specialist lease, valuation, mortgageability and tenancy due diligence confirms that the short lease and existing tenancy are acceptable.

Strategy Rating

Analysis Confidence

The passing rent and guide price are known, but there is no sufficiently specific rental evidence, no lease-adjusted valuation, no works budget, no buyer-cost information and only limited comparable evidence.