82 Holly Hill Road, Erith, Kent, DA8 1QD

Description

A Vacant Ground Floor Three Room Flat. The property comprises a ground floor three room flat situated within a semi detached building arranged over ground and first floors.

Accommodation

Ground Floor: Kitchen/Diner, Three Rooms, Bathroom.

Location

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

Tenure / Property Information

Investment Analysis

Five same-road leasehold flat/maisonette comparables range from £195,000 to £249,000, with an average of approximately £221,500. The most recent evidence is £195,000 and £220,000 in 2025. A base GDV estimate of £220,000 is reasonable as an evidence-led indication, but bedroom count, size, condition and exact comparability are not supplied.

Investment Snapshot

Strategy Recommendation

Potentially attractive as a BTL at the lower guide based on the advertised rent, but only with a strict capped bid after reviewing the legal pack, lease liabilities and inspecting condition. Do not rely on the headline yield or pursue a flip without verified costs.

Works Required

No specific defects or works are evidenced. Allow for inspection, cleaning and any remedial works only if identified, together with review of the EPC, lease and legal pack. No refurbishment budget is included.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £220,000 base GDV, a 75% refinance indication is £165,000. However, cash left in cannot be calculated reliably because refurbishment costs, disbursements, finance costs and any other acquisition costs are not supplied. The long stated lease term is supportive, subject to legal-pack confirmation and lease liabilities.

Buy-to-Let Analysis

At the £100,000 lower guide, the advertised £1,850 pcm rent implies gross annual rent of £22,200 and a headline gross yield of 22.2% before finance, tax, voids, management, service charge, insurance and other costs. This is asking-rent evidence rather than achieved rent, and the full cost yield cannot be established because works, disbursements and other acquisition costs are unknown.

Flip Analysis

The evidence supports a broad resale value range of £195,000 to £249,000, with a £220,000 base estimate. A flip surplus cannot be calculated because condition, works, selling costs, finance costs and disbursements are unknown.

Investor Risks & Due Diligence

• The £1,850 pcm figure is an advertised asking rent, not an achieved or passing rent.

• Property condition and any required works are not evidenced, so refurbishment costs cannot be estimated.

• The auction guide spans £100,000 to £180,000, creating substantial purchase-price uncertainty.

• Buyer disbursements and other special-condition costs are unknown; only the £1,800 administration fee is stated.

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

• Comparable properties may differ in size, layout, condition and bedroom count.

• No parking, heating or council-tax information is supplied.

Recommendation

Potentially attractive as a BTL at the lower guide based on the advertised rent, but only with a strict capped bid after reviewing the legal pack, lease liabilities and inspecting condition. Do not rely on the headline yield or pursue a flip without verified costs.

Strategy Rating

Analysis Confidence

There are five same-road sold comparables, a stated lease term and one rental asking indication, but property size, condition, service charges, ground rent, council tax, finance costs, disbursements and achieved rent are not supplied.