80 Flintmill Crescent, Blackheath, London, SE3 8LY

Description

A Vacant Ground Floor Two Bedroom Maisonette. The property comprises a ground floor two bedroom maisonette situated within a purpose built block arranged over ground and two upper floors.

Accommodation

Ground Floor: Reception Room/Kitchen, Two Bedrooms, Bathroom.

Location

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

Tenure / Property Information

Investment Analysis

The latest completed sale for the same property was £164,000 on 19 February 2026. This is the strongest valuation evidence and is £24,000 above the £140,000 guide. Earlier sales at £155,000 in 2014 and £105,000 in 2012 are less current. No condition evidence or buyer premium is provided, so the net purchase economics cannot be fully established.

Investment Snapshot

Strategy Recommendation

Proceed only as a cautious income-led purchase if the £2,100 pcm rent can be validated for this maisonette and the legal pack confirms acceptable lease and charges. Do not rely on a flip or BRRR strategy without confirmed costs.

Works Required

No specific defects or refurbishment requirements are evidenced. Obtain and review the legal pack and inspect the vacant maisonette before budgeting works; avoid assuming improvements are required.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the latest same-property sale as a £164,000 GDV gives an indicative 75% refinance figure of £123,000. The available £140,000 guide already exceeds that refinance amount before the £1,800 administration charge, disbursements, works and finance costs, so cash recycling is not demonstrated. BRRR viability is therefore unproven.

Buy-to-Let Analysis

The only rental evidence is an advertised £2,100 pcm for a two-bedroom flat in Kidbrooke Gardens, SE3, rather than this exact property. At the £140,000 guide, that asking rent implies an indicative 18.0% gross yield, but achieved rent, service charges, lease costs, finance, voids and management costs are unconfirmed. BTL potential appears strong on the supplied headline figures but requires property-specific rental validation.

Flip Analysis

At a £140,000 guide, the gross difference to the £164,000 latest same-property sale is £24,000 before the £1,800 administration charge, any disbursements, works, finance, selling costs and tax. With no supported works or selling allowance, a reliable flip surplus cannot be calculated and the margin appears limited.

Investor Risks & Due Diligence

• The £2,100 pcm figure is an advertised asking rent for another SE3 location, not an achieved rent for this property.

• Buyer premium is not supplied and additional disbursements, seller costs, legal fees or transfer fees may apply.

• No condition report or refurbishment cost evidence is provided.

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

• The approximately 94-year lease term is stated, but lease terms and any restrictions require legal-pack review.

• The latest same-property sale provides only a limited resale evidence base.

• Vacant possession creates letting and void risk until a tenant is secured.

Recommendation

Proceed only as a cautious income-led purchase if the £2,100 pcm rent can be validated for this maisonette and the legal pack confirms acceptable lease and charges. Do not rely on a flip or BRRR strategy without confirmed costs.

Strategy Rating

Analysis Confidence

The analysis has a recent completed sale for the exact property and an advertised local rental figure, but lacks condition, service charge, ground rent, buyer premium, disbursement, selling-cost and achieved-rent evidence.