71A Ladywell Road, Ladywell, London

Description

Investment property subject to an Assured Periodic Tenancy. The property is situated on the north side of Ladywell Road. Ladywell Rail Station is situated 350 ft from the property. A number of shops, bars and restaurants are available along Ladywell Road. Easy access onto the A205 (South Circular Road). Hilly Fields is within easy reach.

Accommodation

First floor: reception room, kitchen, bathroom and bedroom. Second floor: two bedrooms.

Location

The property is situated on the north side of Ladywell Road. Ladywell Rail Station is situated 350 ft from the property. A number of shops, bars and restaurants are available along Ladywell Road. Easy access onto the A205 (South Circular Road). Hilly Fields is within easy reach.

Tenure / Property Information

Investment Analysis

The only relevant supplied evidence is for leasehold flats on Ladywell Road: £390,000 and £395,000 completed sales in January-February 2020. Bedroom count, floor area, condition and lease terms for those comparables are not supplied, and no current comparable evidence is available. A broad, dated evidence range of £390,000-£395,000 is therefore used as an indicative GDV scenario only, not a formal valuation.

Investment Snapshot

Strategy Recommendation

Do not set a bid or pursue a flip/BRRR strategy until the tenancy, lease, current valuation evidence, condition and all auction or seller charges are verified. The dated comparable evidence alone is insufficient.

Works Required

No refurbishment works are evidenced in the supplied information. Obtain inspection, lease and tenancy documentation before budgeting for works or setting a bid limit.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the dated comparable evidence, indicative GDV is £392,500 and 75% of this is £294,375. A BRRR assessment cannot be completed because purchase price, works, buyer or administration costs, rent and finance costs are not sufficiently known. The approximately 70-year lease may also affect refinanceability and valuation.

Buy-to-Let Analysis

BTL yield cannot be established because no passing rent, rental estimate or sufficiently specific rental comparable is supplied. The property is subject to an Assured Periodic Tenancy, so the tenancy terms, rent, payment history and possession position require verification. The approximately 70-year lease and £100 annual ground rent also require consideration.

Flip Analysis

The supplied 2020 sales indicate an indicative GDV range of £390,000-£395,000, but no current evidence, works budget, transaction costs or selling allowance is supplied. A reliable flip surplus and maximum bid therefore cannot be calculated.

Investor Risks & Due Diligence

• Approximately 70 years remain on the lease, which may affect value, mortgageability and resale.

• The property is subject to an Assured Periodic Tenancy; rent, arrears, tenancy terms and possession position are not supplied.

• No sufficiently specific rental evidence is available, so rental yield cannot be established.

• The comparable sales are dated 2020 and do not include sufficient property detail for a robust current valuation.

• Condition and refurbishment requirements are unknown.

• Buyer premium, administration charge and other potential seller or third-party fees are not supplied.

Recommendation

Do not set a bid or pursue a flip/BRRR strategy until the tenancy, lease, current valuation evidence, condition and all auction or seller charges are verified. The dated comparable evidence alone is insufficient.

Strategy Rating

Analysis Confidence

There are two broadly relevant completed sales, but they date from 2020 and lack supplied bedroom, size, condition and lease details. Rent, works, EPC, council tax, buyer fees and tenancy financial information are absent.