Flat 17A Bramley Grange, Horsham Road, Bramley, Guildford, Surrey, GU5 0ES

Description

A Second Floor Two Bedroom Retirement Flat. The property comprises a second floor two bedroom retirement flat situated within a purpose built building arranged over ground and two upper floors.

Accommodation

Second Floor: Reception Room, Kitchen, Two Bedrooms, Bathroom.

Location

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

Tenure / Property Information

Investment Analysis

Five completed sales within Bramley Grange are supplied, ranging from £430,000 to £644,000, including £595,000 in November 2025. However, the sales are not identified by flat number, bedroom count, floor, size or condition, so they cannot reliably establish the value of Flat 17A. The auction guide is therefore not sufficient evidence for a GDV estimate.

Investment Snapshot

Strategy Recommendation

Do not proceed on the current evidence unless the legal pack confirms the age-55 eligibility, all lease and management charges, and unit-specific valuation evidence supports a sufficient discount to market value.

Works Required

No condition defects or refurbishment requirements are provided. No works allowance can be supported without an inspection and review of the legal pack, lease and management information.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be supported because the flat's unit-specific market value, rent, refurbishment cost and service-charge position are unavailable. The approximately 957-year lease is long, but the age-55 purchase eligibility restriction remains a significant constraint.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. In addition, the leasehold interest is restricted to purchasers aged 55 or over, which materially limits the potential occupier and purchaser pool.

Flip Analysis

A flip analysis cannot be quantified. Although sales within Bramley Grange are supplied, they are not matched to Flat 17A by size, specification, floor or condition, and no selling-cost allowance or works budget is provided.

Investor Risks & Due Diligence

• Purchasers must be aged 55 or over to acquire the leasehold interest.

• The supplied completed sales are not identified as comparable to this specific two-bedroom second-floor flat.

• No sufficiently specific rental evidence is available, so rental yield cannot be established.

• Admin charge is £1,800 including VAT, while disbursements and possible additional legal, search, seller-cost and transfer charges are unspecified.

• No service-charge, ground-rent or other ongoing lease-cost information is supplied.

• No condition or refurbishment information is supplied.

• The guide price is not a formal valuation and the legal pack may contain further obligations.

Recommendation

Do not proceed on the current evidence unless the legal pack confirms the age-55 eligibility, all lease and management charges, and unit-specific valuation evidence supports a sufficient discount to market value.

Strategy Rating

Analysis Confidence

There is useful completed-sale evidence for the building and clear lease information, but the comparables are not unit-specific and there is no rent, condition, service-charge, parking or legal-cost detail.