Flat 11, Emanuel House, 18 Rochester Row, Westminster, London

Description

Leasehold first floor studio flat

Accommodation

Studio room open plan to kitchen, bathroom/WC

Location

The property is located on Rochester Row. Shopping amenities are available locally within Victoria to the west and within Central London to the north. Public transport links are available at Victoria Train and London Underground Station and Pimlico London Underground Station to the south, along with local bus services. Road links include the A202 to the west and the A302 to the north. St James’s Park is located to the north.

Tenure / Property Information

Investment Analysis

The supplied Land Registry evidence confirms five completed leasehold flat/maisonette sales at Emanuel House between £350,000 and £775,000 from 2021 to 2023. However, no comparable flat numbers, floor areas, bedroom details, condition or transaction-specific attributes are provided, so these sales cannot support a reliable valuation for Flat 11. The £150,000 guide is therefore not validated by the evidence. Lease length, service charge, ground rent and any review provisions also require confirmation.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. Obtain the lease, service-charge and ground-rent information, inspect or verify the flat’s condition, and secure a unit-specific valuation and rental assessment before considering purchase.

Works Required

No refurbishment defects or required works are evidenced. Confirm the flat’s condition, heating, parking arrangements, lease terms and any building-level repair liabilities before bidding. EPC rating is E.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment is not supportable from the evidence. There is no reliable property-specific GDV, rent, refurbishment budget or confirmed lease-cost information. The lease commenced on 19 March 1984 for 125 years, but the exact remaining term and all associated charges should be confirmed before considering refinanceability.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Service charge, ground rent and lease details are also unknown. The known £1,800 contract documentation fee would need to be included in any completed cost model.

Flip Analysis

A flip analysis cannot be reliably calculated. Although same-address completed sales range from £350,000 to £775,000, the evidence does not identify whether those properties are comparable to this studio flat. No works budget, selling allowance, unit-specific valuation or seller fees are provided.

Investor Risks & Due Diligence

• Annual service charge, ground rent and review provisions are unknown.

• The exact remaining lease term requires confirmation, although the stated term began in 1984.

• No sufficiently specific rental evidence is available.

• The supplied sales are for the building but do not identify comparable flat numbers, sizes or specifications.

• The property condition, heating and parking arrangements are unconfirmed.

• Additional seller fees may be payable under the Special Conditions of Sale.

• The property has an EPC rating of E.

Recommendation

Do not bid on the current evidence alone. Obtain the lease, service-charge and ground-rent information, inspect or verify the flat’s condition, and secure a unit-specific valuation and rental assessment before considering purchase.

Strategy Rating

Analysis Confidence

The evidence confirms the property type, tenure, guide price, EPC, lease commencement and building-level sales, but lacks unit-specific comparable details, rent, condition, refurbishment cost, lease charges and possible seller fees.