Apartment 5, Hippersley Point, 4 Tilson Bright Square, London SE2 9DR

Description

Long leasehold second floor one bedroom flat, approximately 721 sq ft with a balcony, in a recent Land Securities development. Within 200m of Abbey Wood Station (Elizabeth Line). By order of the LPA Receivers.

Accommodation

Open plan kitchen / reception room with balcony; bedroom; bathroom/wc; hallway; utility room; store room.

Location

Situated to the north side of Felixstowe Road. Within 200 metres of Abbey Wood Station (Elizabeth Line), providing a swift service into central London. Lesnes Abbey Woods is to the south. Local amenities are on Felixstowe Road.

Tenure / Property Information

Investment Analysis

The strongest evidence is the £295,000 sale at Hippersley Point in October 2023. Older sales at the same development range from £351,000 to £365,480, but are materially older and may relate to different flats. As the comparable records do not identify the same apartment, size, floor or specification, £295,000 is used as the cautious base GDV, with £295,000–£360,000 as an evidence-supported range. The guide represents a substantial discount, but condition, service charges and auction costs are not supplied.

Investment Snapshot

Strategy Recommendation

Potentially attractive as a vacant long-leasehold BTL or value purchase, subject to legal review, service-charge confirmation, inspection and confirmation of all auction costs. Do not rely on the apparent margin or bid beyond a separately calculated maximum once missing costs are known.

Works Required

No specific defects or refurbishment requirements are evidenced. Verify condition, fixtures, appliances, balcony, bathroom, common parts and any outstanding works before bidding. No refurbishment allowance is included in the calculations.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the base GDV, 75% refinancing is £221,250. This is above the £135,000 guide, indicating potential gross capital release before finance, tax, purchase costs and any works. However, no refurbishment budget, service-charge information, finance assumptions or confirmed valuation for this specific flat is available, so the cash-left-in position cannot be calculated reliably.

Buy-to-Let Analysis

The supplied £1,400 pcm figure is an advertised asking rent, not an achieved or guaranteed rent. This implies £16,800 annual gross rent and a 12.44% gross yield against the £135,000 guide. A reliable yield on total acquisition cost cannot be established because the buyer fee, VAT exposure, seller charges, service charge, ground rent and other costs are unknown.

Flip Analysis

The base GDV of £295,000 indicates a substantial gross difference from the £135,000 guide, but this is not a confirmed valuation of the specific apartment. Total project cost cannot be calculated because works, buyer fees, VAT and seller charges are unknown. No selling-cost allowance is supplied, so a net flip surplus is not estimated.

Investor Risks & Due Diligence

• Buyer premium is unspecified and VAT or additional seller charges may apply.

• The rent is an advertised asking rent rather than achieved or passing rent.

• Comparable sales are identified only by development/address and do not confirm the same apartment, floor, size or specification.

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

• The estimated GDV range spans materially different market periods, with older comparables from 2016–2017.

• Vacant possession is stated, but no information is supplied on compliance, utilities, arrears or outstanding leasehold matters.

Recommendation

Potentially attractive as a vacant long-leasehold BTL or value purchase, subject to legal review, service-charge confirmation, inspection and confirmation of all auction costs. Do not rely on the apparent margin or bid beyond a separately calculated maximum once missing costs are known.

Strategy Rating

Analysis Confidence

There is a recent same-development sale, a long lease, vacancy and advertised rent evidence, but the comparable is not confirmed as the same flat and key cost, condition, service-charge and legal information is absent.