Flat 14 Lewcos House, 57-63 Regency Street, Westminster, London, SW1P 4AF

Description

A Fourth Floor Two Bedroom Flat Subject to a Lease Producing £28,800 Per Annum. The property comprises a fourth floor two bedroom flat situated within a mid terrace purpose built building arranged over ground and five upper floors.

Accommodation

Fourth Floor: Reception Room, Kitchen, Two 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 Vincent Square are within easy reach. Transport links are provided by Victoria underground station (District line) and rail station.

Tenure / Property Information

Investment Analysis

Same-building Land Registry sales range from £640,000 in 2021 to £720,000 and £750,000 in 2022. As the comparable bedroom counts, floor areas, parking arrangements and exact flat identifiers are not supplied, a cautious evidence-based GDV range is £640,000–£750,000, with a £700,000 base estimate. The property is subject to a lease producing £28,800 per annum, so this is an investment sale rather than a vacant-possession appraisal.

Investment Snapshot

Strategy Recommendation

Investigate as an income-producing leasehold investment, subject to full review of the occupational lease, rent payment history, service charge, major works, ground rent, title and auction disbursements. Do not bid on a flip assumption without evidence of vacant possession and complete project costs.

Works Required

No refurbishment requirement or condition defect is stated. Allow for inspection and any works identified in the legal pack or survey only; no evidence-supported works budget can be provided.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £700,000 base GDV, 75% refinance is approximately £525,000. This exceeds the £350,000 guide plus the stated £1,800 administration charge before finance, tax, works and disbursements. However, total project cost cannot be established because refurbishment costs, buyer costs beyond the administration charge and legal-pack disbursements are unknown. Refinance also depends on lender treatment of the existing lease and valuation.

Buy-to-Let Analysis

The stated passing rent is £28,800 per annum, equivalent to £2,400 pcm. Against the £350,000 guide, the gross yield is approximately 8.23%, before finance, management, maintenance, insurance, service charge, tax and other costs. No external rental comparables or expense information are supplied, and the rent is subject to the existing lease, so the durability and terms of the income require legal-pack verification.

Flip Analysis

A conventional flip is not supported by the evidence because the property is subject to a lease producing rent and no vacant-possession or resale assumptions are provided. The base GDV indicates substantial headline value above the guide, but selling costs, finance, tax, works and the lease impact are not supplied, so a reliable flip surplus cannot be calculated.

Investor Risks & Due Diligence

• The property is subject to an existing lease, and its terms, expiry, reviews, breaks and payment history are not supplied.

• The £28,800 annual rent is stated passing income, not independently verified achieved market rent.

• No service charge, ground rent, insurance, management, maintenance or major-works information is provided.

• Additional buyer disbursements may be payable under the legal pack.

• The same-building comparables do not include bedroom count, floor area, parking details or exact unit identification, limiting valuation precision.

• No condition or refurbishment information is supplied.

• The lease has approximately 92 years unexpired; the precise lease provisions and any statutory or contractual obligations require review.

Recommendation

Investigate as an income-producing leasehold investment, subject to full review of the occupational lease, rent payment history, service charge, major works, ground rent, title and auction disbursements. Do not bid on a flip assumption without evidence of vacant possession and complete project costs.

Strategy Rating

Analysis Confidence

The analysis has a stated rent, guide price, lease length, administration charge and several same-building completed sales. Confidence is reduced because comparable flat sizes and attributes, occupational lease terms, expenses, condition, service charges, disbursements and refurbishment requirements are not supplied.