Flat 18 Providence House, Maidenhead, Berkshire, SL6 8BF

Description

A bright and spacious second floor one bedroom flat, offered via traditional auction. Ideally located in the heart of Maidenhead’s sought-after town centre. A prime opportunity for both owner-occupiers and investors. The property comprises an entrance hall with a large storage cupboard, bedroom, bathroom, an open plan living room and kitchen with doors onto a large balcony. Benefitting the property is an allocated internal parking space.

Accommodation

Second Floor: Entrance hall, open plan kitchen and living room, bedroom, bathroom

Location

Centrally located in the heart of Maidenhead town centre, moments away from restaurants, cafes, shops and local amenities. The train station is a 10-minute walk, with Elizabeth line and GWR services reaching London Paddington in as little as 17 minutes. Maidenhead has access to the M4 and M40, green areas and the Thames Path.

Tenure / Property Information

Investment Analysis

Five completed sales in the same building range from £160,000 to £275,000. The two most recent sales were £254,800 and £265,000 in July 2026, while earlier sales were materially lower. As the subject flat’s floor area, condition, service charge and exact sale comparability are not supplied, £254,800 is used as a cautious base GDV, with a wide evidence-supported range of £160,000–£275,000.

Investment Snapshot

Strategy Recommendation

Potentially suitable for a buy-to-let or owner-occupier purchase only after reviewing the legal pack, leasehold charges and inspection evidence. Do not rely on the high comparables or £1,650 rent without confirming exact comparability. Establish a maximum bid after obtaining missing costs.

Works Required

No specific refurbishment works are evidenced. Confirm condition, fixtures, lease terms and any communal or balcony-related obligations through inspection and the legal pack before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the guide, 75% of the base GDV would be approximately £191,100. However, refurbishment costs, finance costs, legal costs, leasehold charges and other auction-related costs are not evidenced, so cash left in and equity cannot be calculated reliably. Refinanceability also depends on the lender’s valuation and leasehold criteria.

Buy-to-Let Analysis

Advertised asking rents range from £975 pcm for a specific one-bedroom flat in Providence Place to £1,650 pcm for flats in Providence Place. Using the more directly comparable £975 pcm figure gives £11,700 annual rent and an estimated 8.36% gross yield on the £140,000 guide. The higher rent implies 14.14%, but asking rents are not achieved rents and no service charge, ground rent, voids, management or maintenance costs are supplied.

Flip Analysis

The same-building evidence indicates potential gross value above the £140,000 guide, but the comparable range is unusually wide at £160,000–£275,000. A reliable flip surplus cannot be calculated because refurbishment, selling, finance, legal and other project costs are unsupported. The apparent margin should not be treated as profit.

Investor Risks & Due Diligence

• Wide same-building sold-price range of £160,000–£275,000 creates substantial GDV uncertainty.

• Leasehold service charge, ground rent, remaining lease implications and any restrictions are not supplied.

• Rental figures are advertised asking rents rather than achieved rents, with a wide £975–£1,650 pcm range.

• Condition, floor area and any required works are not evidenced.

• Buyer premium and admin charge total £2,400, while additional search, seller-cost, legal and transfer charges may also apply.

• Auction purchase is binding and the legal pack has not been provided or reviewed.

Recommendation

Potentially suitable for a buy-to-let or owner-occupier purchase only after reviewing the legal pack, leasehold charges and inspection evidence. Do not rely on the high comparables or £1,650 rent without confirming exact comparability. Establish a maximum bid after obtaining missing costs.

Strategy Rating

Analysis Confidence

Same-building completed sales and rental asking evidence are available, but there is no floor area, condition report, service charge, ground rent, legal-pack detail, achieved rent or project-cost evidence. Comparable sale values are widely dispersed.