Flat 11 Hartsbourne Park, 180 High Road, Bushey Heath, Bushey, Hertfordshire, WD23 1SD

Description

A Vacant Ground and First Floor Three Bedroom Split Level Flat. The property comprises a ground and first floor three bedroom split level flat situated within a purpose built block arranged over ground and three upper floors.

Accommodation

Ground Floor: Reception Room, Kitchen/Diner, Utility Room, WC. First Floor: Three Bedrooms (One with En-Suite), Bathroom.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Stanmore Common Nature Reserve are within easy reach. Transport links are provided by Stanmore underground station (Jubilee line).

Tenure / Property Information

Investment Analysis

Five completed sales are supplied for Hartsbourne Park at £720,000–£849,950, averaging approximately £781,990. The two most recent sales were £745,000 and £770,000. A base GDV of £770,000 is used, with a low scenario of £720,000 and high scenario of £849,950. The evidence does not confirm that the comparables are the same flat, nor does it provide floor area, condition or service-charge information, so the valuation range is indicative only. The £550,000+ guide represents approximately 71.4% of the base GDV before fees and works.

Investment Snapshot

Strategy Recommendation

Proceed only as a valuation-led opportunity subject to legal-pack, leasehold-cost, condition and comparable-identity checks. Do not bid beyond a separately verified appraisal because rent and total project costs are unsupported.

Works Required

No specific refurbishment defects or required works are evidenced. The vacant property should be inspected and the legal pack reviewed before budgeting for any works; no numeric works allowance is supportable from the supplied evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the base GDV, 75% refinance is approximately £577,500. This is above the £550,000 guide before the known £1,800 administration charge, but total project cost cannot be calculated because works, other purchase costs, disbursements and leasehold charges are unknown. Rent and refinancing terms are also unsupported.

Buy-to-Let Analysis

BTL performance cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The £1,800 administration charge is known, but buyer costs, service charges, ground rent and any refurbishment costs are not provided.

Flip Analysis

The supplied completed sales indicate a potential gross value uplift from the £550,000 guide to a base GDV of £770,000. However, a flip surplus cannot be calculated without a supported refurbishment budget, full acquisition costs, selling allowance and confirmation that the comparables represent this flat.

Investor Risks & Due Diligence

• The supplied sales may not relate to the same flat, and no floor areas or condition details are provided.

• No sufficiently specific rental evidence is available, preventing yield assessment.

• Refurbishment costs cannot be estimated from the supplied evidence.

• Leasehold service charges, ground rent and other lease terms are not supplied.

• The property has approximately 94 years unexpired on the lease; any lease-related valuation or financing impact is not quantified.

• The £1,800 administration fee is known, but further legal-pack disbursements and buyer costs may apply.

• The auction guide is not a formal valuation.

Recommendation

Proceed only as a valuation-led opportunity subject to legal-pack, leasehold-cost, condition and comparable-identity checks. Do not bid beyond a separately verified appraisal because rent and total project costs are unsupported.

Strategy Rating

Analysis Confidence

Multiple completed sales at the same development and full accommodation details are supplied, but the comparable-flat identity, condition, floor area, rental evidence, service charges, ground rent, refurbishment costs and full auction costs are not provided.