72 Boundfield Road, London, SE6 1PF

Description

Leasehold ground floor flat. Upon instruction of Countrywide.

Accommodation

Two bedrooms, reception room, kitchen, bathroom/wc

Location

The property is located on Boundfield Road. Shopping amenities can be found locally within Bromley, with a more comprehensive range of shops, bars and restaurants found within Central London to the north west. Public transport links are available at Grove Park Train Station to the south east and Catford Train Station to the north west, along with local bus services. Road links include the A205 to the north and A20 to the east. Recreational pursuits can be found at Forster Memorial Park to the west.

Tenure / Property Information

Investment Analysis

The supplied completed sales evidence is limited and inconsistent: four records for 103 Boundfield Road in November–December 2025 range from £290,000 to £395,000, while 74 Boundfield Road sold for £260,000 in 2018. A cautious base GDV of £295,000 is adopted, with £260,000 as the low scenario and £395,000 as the high scenario. The subject’s exact condition, floor area, service charge, ground rent and lease terms require legal-pack and inspection verification.

Investment Snapshot

Strategy Recommendation

Potential income-led BTL at or below the guide, subject to legal-pack review, leasehold cost confirmation and rent verification. Do not rely on a flip or BRRR exit until condition, lease terms and costs are established.

Works Required

No specific defects or refurbishment requirements are evidenced. Allowance for works is therefore unsupported; inspect the flat and review the legal pack before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the guide price plus the known £1,800 fee only, base cost is £211,800. A 75% refinance against the £295,000 base GDV would be £221,250, implying £9,450 more than this stated base cost before finance, tax, works and other acquisition or refinance costs. The result is highly sensitive to the uncertain GDV and omitted leasehold costs.

Buy-to-Let Analysis

At the £210,000 guide, the two advertised £1,400 pcm rents imply £16,800 annual gross rent and an 8.00% gross yield. Including the known £1,800 buyer documentation fee, the yield is 7.93%. These are asking rents rather than achieved rents, and service charge, ground rent, insurance, finance, tax and any seller charges are unknown.

Flip Analysis

A flip surplus cannot be reliably calculated because refurbishment costs, selling costs and any required seller charges are not supplied. The comparable evidence supports a wide £260,000–£395,000 value range, making a resale strategy dependent on condition, specification and the validity of the inconsistent comparables.

Investor Risks & Due Diligence

• Lease information is awaited and the listing gives both 87 and 88 years remaining.

• Service charge, ground rent, insurance and other leasehold liabilities are not supplied.

• The two rental figures are advertised asking rents, not achieved or passing rents.

• The comparable sales are concentrated in one repeated address and range widely from £290,000 to £395,000, with the older comparable at £260,000.

• The seller may charge additional completion fees under the Special Conditions of Sale.

• Property condition, parking and heating details are not confirmed.

• Refurbishment, finance, tax and resale costs cannot be established from the evidence supplied.

Recommendation

Potential income-led BTL at or below the guide, subject to legal-pack review, leasehold cost confirmation and rent verification. Do not rely on a flip or BRRR exit until condition, lease terms and costs are established.

Strategy Rating

Analysis Confidence

There are completed sales and advertised rental indications, but the sales are inconsistent, the lease information conflicts between 87 and 88 years, and condition, leasehold charges, seller fees and internal details are unavailable.