Flat 11, 86 Camberwell Road, Camberwell, London, SE5 0EG

Description

A Second Floor Two Bedroom Flat Subject to a Periodic Tenancy Producing £19,800 Per Annum. The property comprises a second floor two bedroom flat situated within a mid terrace building arranged over ground and four upper floors. The property has been recently refurbished.

Accommodation

Second Floor: Reception Room, Kitchen, Two Double Bedrooms, Bathroom.

Location

The property is situated directly opposite the green open spaces of Burgess Park with easy access to the shops and amenities of Camberwell Road. Transport links are provided by Kennington underground station (Northern line) and Denmark Hill overground and rail stations.

Tenure / Property Information

Investment Analysis

The supplied completed-sale evidence is for the same address but shows highly inconsistent prices from £120,000 to £475,000, without flat-specific details, floor areas or explanations for the variation. It is therefore insufficient to establish a reliable GDV. The £310,000+ guide should not be treated as a formal valuation. The property is recently refurbished and is stated to produce £19,800 per annum, equivalent to £1,650 per calendar month, but no external market-rent evidence is available.

Investment Snapshot

Strategy Recommendation

Potential income-led hold only, subject to legal-pack, tenancy, service-charge, lease and inspection due diligence. Do not rely on the guide as market value or proceed on a flip/BRRR basis without stronger valuation evidence.

Works Required

No specific works are evidenced; the flat is described as recently refurbished. Confirm condition, fixtures, refurbishment quality and any outstanding works through inspection and the legal pack.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed because no reliable GDV, refurbishment budget or refinance valuation is supported by the evidence. The stated 102-year approximate lease term is not obviously short, but lender and lease-specific requirements remain unverified. The periodic tenancy and any legal-pack matters should be reviewed before considering refinance.

Buy-to-Let Analysis

At the £310,000 guide, the stated £19,800 annual rent represents a gross yield of approximately 6.39% before finance, management, maintenance, insurance, service charge, ground rent, tax and other costs. The rent is stated as being produced by a periodic tenancy, but no tenancy terms, tenant covenant, payment history or market-rent evidence are supplied. Net yield cannot be established.

Flip Analysis

A flip appraisal is not supported. The same-address completed-sale evidence varies materially between £120,000 and £475,000 and does not identify comparable flat attributes. With no reliable GDV, works budget or selling-cost allowance, resale surplus cannot be calculated.

Investor Risks & Due Diligence

• Highly inconsistent same-address sold-price evidence makes market value uncertain.

• The property is subject to a periodic tenancy; tenancy terms, arrears position and possession requirements are not supplied.

• Additional buyer disbursements, seller costs, legal fees or transfer fees may be payable under the special conditions.

• Service charge, ground rent, insurance and other leasehold costs are not supplied.

• No EPC, council-tax, heating or detailed condition information is supplied.

• The stated rent may not represent current open-market rent and no external rental comparables are available.

Recommendation

Potential income-led hold only, subject to legal-pack, tenancy, service-charge, lease and inspection due diligence. Do not rely on the guide as market value or proceed on a flip/BRRR basis without stronger valuation evidence.

Strategy Rating

Analysis Confidence

The property description, tenure, approximate lease term and stated rent are supplied, but valuation evidence is highly inconsistent and there is no external rental evidence, refurbishment budget, EPC, service-charge information or complete fee schedule.