Beech Court, Sherwood Avenue, Fletton, Peterborough, PE2 9EW

Description

Beech Court comprises a purpose-built block of 20 self-contained apartments, 19 of which are purpose-built and one converted from a former garage. The flats are arranged over ground, first and second floors, with the upper floors accessed by communal staircases. There is no lift. The accommodation of the remaining units comprises 11 two-bedroom flats and three one-bedroom flats. Flat 7, a ground-floor two-bedroom flat, will be offered with vacant possession.

Accommodation

20 self-contained apartments comprising 19 purpose-built units and one converted garage, arranged over ground, first and second floors. The remaining 14 flats comprise 11 two-bedroom flats and three one-bedroom flats.

Location

Beech Court occupies a position at the junction of Sherwood Avenue and London Road in the Fletton area of Peterborough, south of the city centre. Local shopping facilities are available along London Road and within the surrounding area. Peterborough city centre provides a wider range of shopping, restaurants and leisure facilities, including Queensgate Shopping Centre. Peterborough railway station provides direct services to London King’s Cross, with journeys taking approximately 50 minutes. Road connections include the A1139 Fletton Parkway, which connects with the A1(M) at Junction 17.

Tenure / Property Information

Investment Analysis

Beech Court is a freehold block of 20 self-contained apartments, with 13 flats subject to tenancies, six subject to leases and Flat 7 offered with vacant possession. The £1,200,000 guide equates to £60,000 per apartment, but no completed sales, rental evidence, auctioneer rent estimate, EPC, council tax, condition or lease details have been supplied. A supported GDV, refurbishment allowance, yield or maximum bid cannot therefore be established. Further review of the tenancy schedule, lease terms, service-charge liabilities, title, planning/building compliance and special conditions is essential.

Investment Snapshot

Strategy Recommendation

Do not bid on the supplied evidence alone. Treat the property as an information-dependent block investment and proceed only after verifying the tenancy and lease schedules, title, income, condition, compliance, buyer/seller charges and achievable unit or block values.

Works Required

No specific defects or required works are evidenced. Allowance cannot be estimated without inspection and further information on the condition of the 20 apartments, communal areas, roof, services, fire safety and the converted former garage unit.

Rental & Market Context

Potential BRRR Position

A BRRR assessment is not supportable because GDV, rents, refurbishment costs, finance costs and buyer charges are unavailable. The six leased flats and differing occupancy positions may also affect valuation and refinanceability. Do not rely on a refinance assumption until unit-level title, lease, income and condition evidence is reviewed.

Buy-to-Let Analysis

The property has substantial existing occupancy, but no passing rents, tenancy schedule, lease rents, operating costs or external rental comparables are provided. BTL income and gross yield cannot be calculated. The six leases and 13 tenancies require detailed legal and financial review, including rent, expiry, arrears, repairing obligations and service-charge arrangements.

Flip Analysis

A flip calculation cannot be supported because there are no completed sales, unit-level values, refurbishment costs or selling-cost evidence. Disposal may also be complex because the asset is a block with 13 tenanted flats and six leased flats rather than a single vacant residential property.

Investor Risks & Due Diligence

• Buyer premium amount is unstated and VAT may apply; seller’s special-condition charges are also unknown.

• 13 flats are subject to tenancies and six are subject to leases, but no rents, arrears, terms, expiry dates or repairing obligations are supplied.

• Only Flat 7 is expressly offered with vacant possession; vacant-possession timing for other units is not evidenced.

• No condition, refurbishment, fire-safety, compliance or building-services information is provided.

• One apartment was converted from a former garage; its planning, building-regulation and title position are not evidenced.

• The block has no lift and parking is first come, first served, with some spaces small or compromised.

• No EPC, council-tax, operating-cost or service-charge information is supplied.

Recommendation

Do not bid on the supplied evidence alone. Treat the property as an information-dependent block investment and proceed only after verifying the tenancy and lease schedules, title, income, condition, compliance, buyer/seller charges and achievable unit or block values.

Strategy Rating

Analysis Confidence

Core valuation inputs are missing, including sold comparables, rents, auctioneer rent estimate, condition, EPC, operating costs, lease details and the buyer fee. Only the block composition, guide price, tenure, occupancy summary and location description are evidenced.