Flat 2, 69 Cowley Road, Brixton, London, SW9 6BY

Description

A ground floor one bedroom flat situated within a purpose built building arranged over ground and five upper floors.

Accommodation

Ground Floor: Open Plan Reception/Kitchen; Bedroom; Bathroom. The property benefits from a patio area.

Location

Situated on a residential road close to local shops and amenities. The open spaces of Eythorne Park are within easy reach. Transport links are provided by Stockwell underground station (Northern and Victoria lines).

Tenure / Property Information

Investment Analysis

Five supplied Land Registry records at 69 Cowley Road range from £362,000 to £580,000. The records do not identify Flat 2 or provide size, condition or specification, so comparability is uncertain. The median of the supplied sales is £535,000, used as an indicative base GDV only; £362,000 and £580,000 are used as low and high evidence-supported scenarios.

Investment Snapshot

Strategy Recommendation

Consider only as a conditional buy-to-let or BRRR candidate at a price near the guide, subject to confirming achieved rent, service charge, ground rent, lease provisions, legal-pack disbursements, condition and the identity/comparability of the sold records. Do not underwrite the apparent GDV spread as a guaranteed flip profit.

Works Required

No specific defects or refurbishment requirements are supplied. Allowance should be made only after reviewing the legal pack, inspection information and lease terms; no works budget is included in this analysis.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the indicative £535,000 base GDV, a 75% refinance would be approximately £401,250. A reliable cash-left-in or equity calculation cannot be established because refurbishment costs, buyer premium, other acquisition costs and finance costs are not supplied. The lease has approximately 111 years remaining, subject to legal-pack verification.

Buy-to-Let Analysis

The supplied advertised asking rents range from £1,600 to £2,200 pcm, implying a gross yield range of approximately 7.68% to 10.56% against the £250,000 guide price. These are asking rents rather than achieved or passing rents, and the calculation excludes the £1,800 administration charge, unspecified buyer premium, other disbursements, finance, service charge, ground rent, voids and management.

Flip Analysis

The apparent difference between the £250,000 guide and the supplied sales evidence is potentially substantial, but a flip appraisal cannot be completed reliably without confirmed Flat 2 comparables, condition, refurbishment costs, acquisition charges and selling costs. The supplied sales vary materially from £362,000 to £580,000.

Investor Risks & Due Diligence

• The supplied sold comparables are recorded only against 69 Cowley Road and are not confirmed as Flat 2.

• Sold values vary materially from £362,000 to £580,000.

• Advertised asking rents may not reflect achieved or passing rent.

• Buyer premium and other legal, search, transfer and seller-cost disbursements are unspecified.

• Refurbishment requirements and costs are not evidenced.

• Service charge, ground rent and other lease liabilities are not supplied.

• The legal pack and lease provisions require verification before bidding.

Recommendation

Consider only as a conditional buy-to-let or BRRR candidate at a price near the guide, subject to confirming achieved rent, service charge, ground rent, lease provisions, legal-pack disbursements, condition and the identity/comparability of the sold records. Do not underwrite the apparent GDV spread as a guaranteed flip profit.

Strategy Rating

Analysis Confidence

There is useful same-address sales and local asking-rent evidence, but the sales are not confirmed as Flat 2, rents are advertised rather than achieved, and condition, service charges, ground rent, buyer premium and refurbishment costs are unavailable.