Flat 2, Brazil House, 32 Armoury Way, LONDON, London, SW18 1HZ

Description

Long leasehold ground floor flat

Accommodation

Three bedrooms, reception room, kitchen, bathroom/wc. Outside: communal garden.

Location

The property is located on Armoury Way (A3). Shopping amenities are available locally within Wandsworth, with a further range of amenities found within Central London lying to the north east. Public transport links can be found at East Putney London Underground Station (District Line) to the west and Wandsworth Town Train Station to the east, along with local bus services. Road links include the A3 and A214. Recreational pursuits are available at Wandsworth Park to the north west.

Tenure / Property Information

Investment Analysis

The supplied completed sales on Armoury Way range from £375,000 to £430,000, with the latest sale at £420,000 in August 2025. These are local flat/maisonette comparables but are not confirmed to match this flat’s size, condition, floor, lease length or service-charge position. A cautious evidence-based base GDV is estimated at £400,000, with a supported comparable range of £375,000–£430,000. The £350,000 guide is below this range, but lease details and any seller’s additional completion fees remain unknown.

Investment Snapshot

Strategy Recommendation

Do not bid solely on the apparent guide-to-comparable discount. First obtain and review the lease, ground rent, service-charge information, special conditions, seller’s additional fees and an inspection report. Proceed only if these confirm acceptable costs and legal terms.

Works Required

No condition or inspection evidence has been supplied, so no refurbishment allowance or specific works can be supported. Obtain a full inspection and confirm the lease, service charge, ground rent and any required building or communal works before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £350,000 guide, the known buyer cost is £1,800, before any seller’s additional fees, refurbishment, finance, lease-related costs or service charges. A 75% refinance of the base £400,000 GDV would be £300,000, but total project cost and cash required cannot be calculated until works and lease costs are known.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Service charge, ground rent and lease length are also unknown, preventing reliable net-cost assessment.

Flip Analysis

The evidence supports a broad local comparable value range of £375,000–£430,000, with a base GDV of £400,000. A reliable flip surplus cannot be calculated because refurbishment, finance, selling, legal, seller’s additional completion and lease-related costs are unsupported or unknown.

Investor Risks & Due Diligence

• Lease length is awaited and could materially affect value, mortgageability and resale.

• Annual service charge and ground rent are unknown.

• Ground-rent review period and increase provisions are unknown.

• Seller’s additional completion fees may apply but are not quantified.

• No sufficiently specific rental evidence is available.

• No condition or refurbishment evidence is available.

• Comparable properties are not confirmed to match the subject flat’s size, condition or lease terms.

• Parking and heating details are unknown.

Recommendation

Do not bid solely on the apparent guide-to-comparable discount. First obtain and review the lease, ground rent, service-charge information, special conditions, seller’s additional fees and an inspection report. Proceed only if these confirm acceptable costs and legal terms.

Strategy Rating

Analysis Confidence

There are several relevant completed local sales, but the subject flat’s lease length, condition, service charge, ground rent, rent level, parking/heating details and potential additional fees are unavailable.