Flat 2, Brazil House, 32 Armoury Way, London, London

Description

Long leasehold ground floor flat. Upon Instruction of Countrywide.

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 most recent sale at £420,000 in August 2025. These are nearby leasehold flat/maisonette comparables, but size, condition, floor, lease length and service charges are not provided. A provisional evidence-based GDV range is therefore £375,000–£430,000, with £420,000 adopted as the base estimate; this is not a formal valuation.

Investment Snapshot

Strategy Recommendation

Do not commit above the guide without first confirming lease length, service charge, ground rent and review terms, building condition, parking position, special-condition fees and a local flat-specific rental appraisal. Reassess BTL or resale only after this due diligence.

Works Required

No physical defects or refurbishment requirements are evidenced. Obtain a viewing, lease documents, service-charge information, building-management details and relevant reports before budgeting for works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the provisional £420,000 base GDV, 75% refinance is £315,000. Cash left in cannot be calculated because refurbishment costs, acquisition price, service charges, lease information and other completion costs are unavailable. The lease and lenderability require urgent due diligence.

Buy-to-Let Analysis

BTL viability cannot be established because the only supplied rental evidence is an advertised £2,500 pcm asking rent for a three-bedroom house in Romford, not this flat. Lease length, ground rent, service charge and any letting restrictions are also unknown.

Flip Analysis

A provisional resale benchmark of £420,000 is supported by nearby completed sales, but flip surplus cannot be calculated because actual purchase price, works, seller costs and other project costs are unknown. The £1,800 inclusive-of-VAT contract documentation fee is known; additional seller fees may apply under the special conditions.

Investor Risks & Due Diligence

• Lease length, annual ground rent, review provisions and service charge are awaited.

• Potential additional seller fees may be payable under the special conditions of sale.

• The supplied rental evidence is for a house in Romford and is not a directly relevant rent for this flat.

• Property condition, parking and heating information are not supplied.

• The comparable sales are nearby flats/maisonettes, but their size, layout, condition and lease terms are not provided.

• Actual auction purchase price and total project costs are unknown.

Recommendation

Do not commit above the guide without first confirming lease length, service charge, ground rent and review terms, building condition, parking position, special-condition fees and a local flat-specific rental appraisal. Reassess BTL or resale only after this due diligence.

Strategy Rating

Analysis Confidence

There are several relevant completed sales on the same road, but the subject flat's size, condition, lease terms, charges, rent and full acquisition costs are not supplied.