Flat 22 Selwyn Court, Blackheath Village, Blackheath, London, SE3 9SZ

Description

A Vacant First Floor Two Bedroom Flat. The property comprises a first floor two bedroom flat situated within a mixed use block arranged over ground and three upper floors.

Accommodation

First Floor: Reception Room, Kitchen, Two Bedrooms, Bathroom, Separate WC. G.I.A Approximately 700 sq ft.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Blackheath Park are within easy reach. Transport links are provided by Lewisham rail station and the A2.

Tenure / Property Information

Investment Analysis

Same-block Land Registry sales range from £450,000 in 2023 to £518,500 in March 2026, including £500,000 and £518,500 sales in 2025/2026. A base GDV of £500,000 is used, with £450,000 low and £518,500 high scenarios. Comparability is limited because sale sizes, condition and lease terms are not supplied. The approximately 49-year lease is a material valuation, mortgageability and resale risk.

Investment Snapshot

Strategy Recommendation

Potentially attractive on headline price and advertised rent, but proceed only subject to legal-pack review, confirmation of all costs and a satisfactory lease-extension and mortgageability assessment. Do not rely on the apparent GDV or gross yield alone.

Works Required

No condition or specification evidence supports a works budget. Obtain a survey and review the legal pack; only evidenced repair, compliance or improvement items should be costed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £500,000 base GDV, 75% refinancing equates to £375,000. Cash left in cannot be calculated because refurbishment costs, service charges, legal-pack disbursements and other acquisition costs are not supplied. The approximately 49-year lease is the principal BRRR risk and may require extension before or alongside refinancing.

Buy-to-Let Analysis

The advertised two-bedroom rental evidence indicates £2,250–£2,400 pcm, equivalent to £27,000–£28,800 annually. Against the £180,000 guide, this implies an indicative gross yield of 15.0%–16.0% before fees, service charge, maintenance, voids, finance and tax. These are asking rents rather than achieved rents. The short unexpired lease may restrict mortgage and letting options, so BTL viability cannot be confirmed without lease, service-charge and lender information.

Flip Analysis

The same-block sales provide a broad resale indication of £450,000–£518,500, but condition, size comparability, lease terms and selling costs are not supplied. A reliable flip surplus cannot therefore be calculated. Any resale strategy must address the short lease and confirm purchaser and lender demand.

Investor Risks & Due Diligence

• Approximately 49 years remain on the lease, creating valuation, lending, refinancing and resale risk.

• Comparable sale sizes, condition and lease terms are not supplied, limiting GDV precision.

• Rental figures are advertised asking rents, not achieved rents.

• Buyer premium, service charge, ground rent, lease-extension costs and legal-pack disbursements are not supplied.

• No condition survey or refurbishment specification is available.

• The property is in a mixed-use block, but no information is supplied on commercial uses, service charges or building-related liabilities.

Recommendation

Potentially attractive on headline price and advertised rent, but proceed only subject to legal-pack review, confirmation of all costs and a satisfactory lease-extension and mortgageability assessment. Do not rely on the apparent GDV or gross yield alone.

Strategy Rating

Analysis Confidence

There are several recent same-block completed sales and rental asking evidence, but condition, exact comparable attributes, service charges, lease-extension terms, EPC, works, disbursements and finance costs are unavailable.