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

Description

A first floor flat approximately 700 sq feet; in need of modernisation; conveniently located for the amenities of Blackheath Village; vacant.

Accommodation

First floor - Entrance hallway, Reception room, Kitchen, Two bedrooms, Bathroom, seperate WC

Location

Located near to the junction of Lawn Terrace and Lee Terrace. Shopping amenities are available nearby in the centre of Blackheath Village. Recreational amenities include Greenwich Park and Blackheath Park. Transport: National Rail - Blackheath.

Tenure / Property Information

Investment Analysis

Completed sales in Selwyn Court range from £450,000 in February 2023 to £518,500 in March 2026, including £500,000 in March 2025. A provisional base GDV of £500,000 is used, with £450,000–£518,500 as an evidence-led range. However, the comparables do not state bedroom count, condition or remaining lease term, so no adjustment can be reliably made for this vacant flat's approximately 50-year lease or modernisation requirement. This is an estimate, not a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only conditionally after reviewing the lease, title, service-charge information, auction special conditions and obtaining a detailed refurbishment quote. Treat as a potential refurbishment-led resale opportunity rather than an underwritten BTL or BRRR project.

Works Required

Modernisation of the flat as required, subject to inspection and contractor pricing. The evidence does not support an itemised scope or cost allowance.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the provisional £500,000 base GDV, 75% of GDV is £375,000. Cash left in cannot be calculated because refurbishment costs, buyer fees, seller charges, VAT position and other project costs are unknown. The short remaining lease may materially affect refinanceability and valuation.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental evidence, auctioneer rent estimate, service charge, ground rent, council tax or finance costs are supplied. The approximately 50-year lease may also restrict mortgage and tenant demand, subject to lender and lease-extension due diligence.

Flip Analysis

A resale range of £450,000–£518,500 is indicated by completed sales in the same court, but the comparables lack sufficient detail on lease length, condition and accommodation. A flip surplus cannot be calculated without supported refurbishment, acquisition and selling costs; the approximately 50-year lease is a major resale and valuation risk.

Investor Risks & Due Diligence

• Approximately 50 years remain on the lease, which may affect mortgageability, resale value and lease-extension costs.

• The flat is described as needing modernisation, but the extent and cost of works are unknown.

• No sufficiently specific rental evidence is available, so rental yield cannot be established.

• Buyer fees, VAT treatment and potential seller charges are not supplied.

• Service charge, ground rent, reserve fund and other leasehold liabilities are not supplied.

• The sold comparables do not provide bedroom count, condition or remaining lease-term details.

Recommendation

Proceed only conditionally after reviewing the lease, title, service-charge information, auction special conditions and obtaining a detailed refurbishment quote. Treat as a potential refurbishment-led resale opportunity rather than an underwritten BTL or BRRR project.

Strategy Rating

Analysis Confidence

There are several recent completed sales in the same court, but no directly comparable bedroom, condition or lease-term details, and no rental, works, service-charge, fee or VAT evidence.