Flat 1, 94 Huron Road, London, SW17 8RD

Description

A one bedroom garden flat on the ground floor of this period end-terraced house ideally situated for Tooting Bec station and Tooting Common. The property requires refurbishment and attention to signs of dampness.

Accommodation

Ground Floor: Exterior, Entrance Hall, reception room, kitchen, bedroom, shower/wet room. Rear garden.

Location

Ideally situated for Tooting Bec station and Tooting Common.

Tenure / Property Information

Investment Analysis

Completed sales evidence on Huron Road ranges from £337,500 to £475,000 for leasehold flats, with the exact property recorded at £475,000 on 25/02/2025. The £337,500 and £450,000 sales in 2026 indicate substantial variation, and no size, condition or specification details are supplied. A base GDV of £450,000 is therefore a cautious evidence-based estimate, with £337,500 to £475,000 used as a supported scenario range.

Investment Snapshot

Strategy Recommendation

Proceed only if inspection, damp investigation, lease/legal review and a priced refurbishment schedule support the purchase. On the supplied evidence it is not attractive as a straightforward BTL; any value-add or flip strategy remains highly cost-sensitive.

Works Required

Refurbishment is required, together with investigation and appropriate remedial work for the reported signs of dampness. The supplied evidence does not specify the condition of individual elements or provide a works budget.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £295,000 guide, the property has a potential value gap against supplied Huron Road sales, but refurbishment and damp-remediation costs are not provided. A 75% refinance of the £450,000 base GDV would be £337,500, but cash left in cannot be calculated without a supported works allowance and complete acquisition costs.

Buy-to-Let Analysis

Using the supplied advertised asking rent of £650 pcm, annual gross rent is £7,800 and gross yield on the £295,000 guide is approximately 2.64%. This is an advertised asking rent from Ritherdon Road rather than achieved rent or a property-specific valuation, and costs, service charge and refurbishment expenditure are unavailable, so net yield cannot be assessed.

Flip Analysis

The supplied sales suggest a potential resale value between £337,500 and £475,000, with £450,000 as a cautious base case. A flip surplus cannot be calculated because refurbishment costs, selling costs and any further purchase costs are unsupported. The reported dampness is a material uncertainty.

Investor Risks & Due Diligence

• Signs of dampness require investigation and may materially increase refurbishment costs.

• The comparable sales show a wide price range and lack size, condition and specification details.

• The rent is an advertised asking rent from another road, not achieved or property-specific rent.

• Refurbishment costs, service charges, legal costs and other acquisition or disposal costs are unavailable.

• The guide is stated as £295,000 plus and a £1,500 inclusive-of-VAT contract administration charge is payable on exchange.

• Leasehold terms, including service charge, ground rent and other special conditions, are not supplied.

Recommendation

Proceed only if inspection, damp investigation, lease/legal review and a priced refurbishment schedule support the purchase. On the supplied evidence it is not attractive as a straightforward BTL; any value-add or flip strategy remains highly cost-sensitive.

Strategy Rating

Analysis Confidence

There are several relevant completed sales and one rental asking-rent datapoint, but comparable property details, refurbishment costs, damp severity, service charges, purchase costs and selling costs are not supplied.