Flat 12 Arliss Court, 24 Clarendon Road, Watford, Hertfordshire, WD17 1JY

Description

A Vacant First Floor One Bedroom Flat. The property comprises a first floor one bedroom flat situated within a purpose built building arranged over ground and four upper floors.

Accommodation

First Floor: Open Plan Reception/Kitchen, Bedroom, Bathroom.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Cassiobury Park are within easy reach. Transport links are provided by Watford Junction overground and rail station.

Tenure / Property Information

Investment Analysis

The five supplied HM Land Registry comparables are recorded at the same address and range from £160,000 to £235,000. The two most recent sales were £160,000 and £188,000 in December 2025. As bedroom count, flat number, size, condition and transaction comparability are not supplied, £188,000 is used as a cautious base GDV, with £160,000 to £235,000 as the observed evidence range rather than a formal valuation.

Investment Snapshot

Strategy Recommendation

Potentially consider as a rental-led purchase only if the legal pack confirms acceptable leasehold costs and the £1,250 pcm asking-rent evidence is locally achievable. Do not bid solely on the apparent GDV spread; inspect the flat and confirm all costs before setting a maximum bid.

Works Required

No specific defects or refurbishment works are evidenced. Allow for inspection, cleaning and any repairs or compliance works identified after viewing and legal-pack review; no refurbishment allowance can be quantified from the supplied evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £188,000 base GDV, 75% refinance is £141,000. Against the guide plus the known £1,800 administration charge, indicative cash left in is £30,800 before finance, tax, legal costs, works and other disbursements. The calculation is highly provisional because refurbishment, service-charge and finance information is unavailable.

Buy-to-Let Analysis

At the £170,000 guide, the single supplied one-bedroom Hertfordshire rental listing indicates £1,250 pcm, equivalent to £15,000 annually and an 8.82% gross yield. Including the known £1,800 administration charge only, the gross yield is 8.73%. This is based on an advertised asking rent, not achieved rent, and excludes unknown service charge, ground rent, finance, tax, legal costs and other disbursements.

Flip Analysis

On the supplied evidence, the base GDV is £188,000 against a guide purchase of £170,000. The apparent margin is not a reliable flip surplus because refurbishment, selling costs, acquisition costs beyond the known administration charge, finance, tax and disbursements are not supplied. A formal flip surplus is therefore not calculated.

Investor Risks & Due Diligence

• The sold comparables range widely from £160,000 to £235,000 and are not identified by flat number, size, bedroom count or condition.

• The £1,250 pcm figure is an advertised asking rent rather than achieved or passing rent and may not relate specifically to this flat.

• Leasehold service charge, ground rent, reserve-fund obligations and management information are not supplied.

• The property condition and any required works are unknown because the description gives no condition detail.

• EPC, council tax, parking and heating information are not supplied.

• Auction disbursements and costs other than the £1,800 administration fee may be payable under the legal pack.

• The calculations exclude unknown refurbishment, legal, finance, tax, service-charge, ground-rent and selling costs.

Recommendation

Potentially consider as a rental-led purchase only if the legal pack confirms acceptable leasehold costs and the £1,250 pcm asking-rent evidence is locally achievable. Do not bid solely on the apparent GDV spread; inspect the flat and confirm all costs before setting a maximum bid.

Strategy Rating

Analysis Confidence

Address-level sold evidence and one advertised rental are available, but flat-specific comparability, condition, service charge, ground rent, EPC, council tax, parking, heating, finance costs and legal-pack disbursements are missing.