Flat 12, Westbrook Court, 472 Christchurch Road, Bournemouth, Dorset

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, 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, with Boscombe Beach approximately half a mile away. Bournemouth town centre is just under 2 miles away and offers shopping, leisure and dining facilities.

Tenure / Property Information

Investment Analysis

Completed sales at Westbrook Court range from £63,000 to £70,000 between September 2023 and June 2025. A base GDV of £66,250 is supported by the comparable evidence, although the exact comparable unit specifications and lease terms are not confirmed. The lease began in 1988 for 99 years and therefore has approximately 60 years remaining, which may materially affect value and mortgageability.

Investment Snapshot

Strategy Recommendation

Consider only as a cautious income-led purchase at or near the guide, subject to confirming the tenancy, lease, service charges, resaleability and lender acceptability. Avoid assuming a straightforward BRRR or flip until the lease position is established.

Works Required

No physical refurbishment works are evidenced. Before proceeding, inspect the apartment and review the legal pack, lease, tenancy documentation, service charge information, remaining lease term and any required compliance or maintenance works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the guide, the known acquisition cost is £51,800 including the £1,800 documentation fee, assuming no physical works are required. A 75% refinance against the £66,250 base GDV would be approximately £49,687.50, leaving indicative cash of £2,112.50 before finance, tax, legal, valuation and refinance costs. Actual refinancing may be restricted by the approximately 60-year lease and lender criteria.

Buy-to-Let Analysis

The stated rent is £6,300 per annum, equivalent to £525 pcm and consistent with the supplied advertised asking rent. This produces a 12.60% gross yield on the £50,000 guide and 12.16% on the guide plus the known £1,800 documentation fee, before ground rent, service charge, management, maintenance, voids, finance and tax. The £100 annual ground rent is known, but service charges and tenancy terms are not supplied. The short remaining lease is a significant BTL and refinancing consideration.

Flip Analysis

The base GDV is estimated at £66,250 against a guide-price acquisition and known documentation fee total of £51,800, implying £14,450 before selling costs, finance, tax and any works. A formal flip surplus cannot be calculated because no selling allowance, finance costs or refurbishment budget is supplied. The short lease may also limit resale demand and achievable price.

Investor Risks & Due Diligence

• Approximately 60 years remain on the lease, which may restrict mortgageability, refinancing and resale.

• Lease information is otherwise awaited and must be checked in the legal pack.

• Seller fees may be payable on completion but are not quantified.

• Service charge, tenancy terms, deposit position and landlord obligations are not supplied.

• The stated rent is current rental evidence, but its contractual status and continuity should be verified.

• Parking is on a first-come, first-served basis rather than an allocated space.

• EPC rating is D and no heating or condition details are supplied.

Recommendation

Consider only as a cautious income-led purchase at or near the guide, subject to confirming the tenancy, lease, service charges, resaleability and lender acceptability. Avoid assuming a straightforward BRRR or flip until the lease position is established.

Strategy Rating

Analysis Confidence

The analysis has several same-building completed sales and stated rent, but the exact comparable specifications, lease information, service charges, tenancy terms, condition and seller fees are incomplete.