82 Sirius, 6 The Boardwalk, Brighton Marina, Brighton

Description

A two bedroom fifth floor flat presented in good condition, forming part of a purpose built block. Approximately 889 sq ft. The property benefits from a private balcony.

Accommodation

Two bedroom fifth floor flat; approximately 889 sq ft; private balcony

Location

Located on The Boardwalk, accessed off Marina Way and The Waterfront. A variety of shops, restaurants and bars are available close by in the centre of Brighton. Brighton Beach and East Brighton Park are close by. Road links via the A27. Brighton Railway Station is served by National Rail.

Tenure / Property Information

Investment Analysis

The latest supplied comparable at Orion, 9 The Boardwalk, sold for £340,000 in May 2024, with an earlier sale at £405,000 in November 2022. These are in the same wider Brighton Marina setting but are not the subject flat and no comparable sizes, floor levels, views, condition or service-charge details are supplied. A cautious base GDV of £340,000 is therefore used, with £340,000–£405,000 as an evidence-based indicative range rather than a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only subject to inspection, confirmation of lease/service-charge/ground-rent terms, and verification of all buyer and VAT charges. The evidence supports a potential value margin at the guide, but not a fully underwritten BTL, BRRR or flip case.

Works Required

The flat is described as being presented in good condition. No specific refurbishment works are evidenced, so no works allowance has been quantified. Any inspection, redecoration or repair requirement remains unconfirmed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the indicative £340,000 base GDV, a 75% refinance figure would be £255,000. Total project cost cannot be calculated because refurbishment costs and applicable buyer/VAT charges are unknown. The long lease term supports refinance consideration, but lender valuation, lease terms, service charges and ground rent are unconfirmed.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Buyer fees, VAT exposure, service charges, ground rent and other ownership costs are also unavailable, preventing a reliable net-yield assessment.

Flip Analysis

A cautious base GDV of £340,000 is indicated by the latest supplied comparable against the £290,000 guide. However, buyer fees, VAT, selling costs, finance costs and any works are unavailable, so a reliable flip surplus and maximum bid cannot be calculated.

Investor Risks & Due Diligence

• Comparable sales are for a different flat, so size, aspect, floor, condition and specification differences are unknown.

• No rental evidence is available, preventing reliable yield analysis.

• Buyer fee and possible VAT are expressly excluded from the guide and are unquantified.

• No service-charge, ground-rent, EPC, council-tax or parking information is supplied.

• Refurbishment, finance and resale costs are not evidenced.

• Leasehold terms are stated, but service-charge and ground-rent obligations are not supplied.

Recommendation

Proceed only subject to inspection, confirmation of lease/service-charge/ground-rent terms, and verification of all buyer and VAT charges. The evidence supports a potential value margin at the guide, but not a fully underwritten BTL, BRRR or flip case.

Strategy Rating

Analysis Confidence

There are same-location completed sales and a stated guide price, but the comparables are different units and key financial evidence—including rent, works, buyer fees, VAT, service charges, ground rent and selling costs—is missing.