Flat 12, Westbrook Court, 472 Christchurch Road, Bournemouth, Dorset, BH1 4BD

Description

First floor studio apartment currently let. Rent reserved at £6,300 PA. Well placed for access to Bournemouth town centre.

Accommodation

Ground Floor: Communal entrance with stairs to all floors. First Floor: Front door into entrance lobby, living/bedroom area, bathroom and kitchen. Outside: Parking on a first come first served basis.

Location

Located in the heart of Boscombe. Local amenities are available nearby in the Sovereign Shopping Centre, and Boscombe Beach is approximately half a mile away. Bournemouth town centre is just under 2 miles away, offering shopping, leisure and dining facilities.

Tenure / Property Information

Investment Analysis

The four supplied Westbrook Court comparables sold for £63,000 to £70,000 between September 2023 and June 2025, with a median of £66,250. A base GDV of £66,250 is therefore used, with a low scenario of £63,000 and high scenario of £70,000. The 61-year lease, unknown service charge and unknown ground-rent review terms may materially affect value and mortgageability.

Investment Snapshot

Strategy Recommendation

Potential income purchase at or near the guide, subject to confirming the 61-year lease, service charge, ground-rent terms, tenant documentation and all completion fees. Avoid relying on the indicative refinance or resale margin until lease and lenderability issues are resolved.

Works Required

No refurbishment defects or required works are evidenced. Allowance is therefore £0 for calculation purposes only. Confirm condition, lease terms, service charge, ground-rent review provisions and any landlord or managing-agent requirements before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the base GDV of £66,250, a 75% refinance is estimated at £49,687.50. Against the £51,800 purchase and known documentation cost, indicative cash left in is £2,112.50 before finance, tax, service-charge arrears, lender fees and any other seller fees. Actual refinance availability is uncertain because the lease has only 61 years remaining and lender requirements are unknown.

Buy-to-Let Analysis

At the £50,000 guide, the stated rent of £6,300 per annum produces a 12.6% gross yield before service charge, ground rent, management, maintenance, voids, finance and tax. On the guide plus the known £1,800 documentation fee, the gross yield is approximately 12.16%. Net yield cannot be established because service charge and other running costs are unknown. The 61-year lease is a significant BTL and refinancing consideration.

Flip Analysis

The base GDV is supported by same-building completed sales between £63,000 and £70,000. At the guide, total cost including the £1,800 documentation fee is £51,800, giving a gross pre-selling-cost difference of £14,450 against the base GDV. A true flip surplus cannot be calculated because selling costs, finance costs, tax and any required works are not supplied.

Investor Risks & Due Diligence

• Only 61 years remain on the lease, which may restrict mortgageability, refinancing and resale.

• Annual service charge and ground-rent details are unknown.

• Ground-rent review provisions and potential escalation are unknown.

• The property is currently let, but tenancy terms, arrears status and tenant documentation are not supplied.

• Additional seller fees may apply under the special conditions of sale.

• No property inspection or condition evidence is supplied.

• The stated gross yields exclude service charge, ground rent, management, maintenance, voids, finance and tax.

Recommendation

Potential income purchase at or near the guide, subject to confirming the 61-year lease, service charge, ground-rent terms, tenant documentation and all completion fees. Avoid relying on the indicative refinance or resale margin until lease and lenderability issues are resolved.

Strategy Rating

Analysis Confidence

Same-building completed-sale evidence and current rent are supplied, but the lease has only 61 years remaining and key service-charge, ground-rent, condition, finance and completion-cost information is missing.