Flat 27 Butterfield House, Berber Parade, Charlton, London, SE18 4GA

Description

A Fifth Floor Two Bedroom Flat. The property comprises a fifth floor two bedroom flat situated within a purpose built building arranged over ground and six upper floors.

Accommodation

Fifth Floor: Open Plan Reception/Kitchen, Two Bedrooms, Two Bathrooms.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Woolwich Common are within easy reach. Transport links are provided by Charlton rail station.

Tenure / Property Information

Investment Analysis

Same-building sold evidence ranges from £260,000 to £316,000, but the transactions are from 2017–2020 and no floor area, specification or current valuation evidence is supplied. A cautious base GDV of £280,000 uses the more recent £260,000 and £280,000 sales, with £260,000–£316,000 as an evidence-based scenario range.

Investment Snapshot

Strategy Recommendation

Potentially investigate as a buy-to-let at or near guide, subject to legal-pack review, achieved-rent validation, service-charge and ground-rent confirmation, and full acquisition-cost assessment. Do not rely on the BRRR or flip case without current valuation and cost evidence.

Works Required

No refurbishment works can be specified from the supplied evidence. The property is described as a two-bedroom, two-bathroom flat with EPC B. Internal condition, fixtures, communal works and compliance matters require inspection and legal-pack review.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £280,000 base GDV, 75% refinancing is approximately £210,000. Against an illustrative £201,800 guide-price-plus-admin cost, this indicates £8,200 before finance costs, tax, works and other acquisition costs. The result is highly dependent on lender valuation, mortgage terms, lease/legal review and the absence of unquantified refurbishment or building charges.

Buy-to-Let Analysis

At the £200,000 guide, the advertised rent range of £1,500–£1,700 pcm implies approximately 9.0%–10.2% gross yield before finance, service charge, ground rent, voids, management, maintenance and tax. The rent evidence is asking rent only, not achieved rent. The illustrative total cost is guide price plus the stated £1,800 administration charge; buyer premium, disbursements and any works are excluded because they are not quantified.

Flip Analysis

A flip cannot be reliably underwritten because current resale evidence is limited, the comparables are historical, no condition or works budget is supplied, and selling costs are not evidenced. The £280,000 base GDV is only an indicative scenario and no flip surplus is calculated.

Investor Risks & Due Diligence

• Sold comparables are historic, dating from 2017–2020, and lack size and specification details.

• Rental figures are advertised asking rents rather than achieved rents.

• Buyer premium, disbursements and other special-condition charges are not quantified.

• Internal condition and any refurbishment requirement are unknown.

• Service charge, ground rent, council tax, parking and heating information are not supplied.

• The BRRR calculation depends on a lender accepting the assumed £280,000 GDV and providing 75% loan-to-value refinancing.

Recommendation

Potentially investigate as a buy-to-let at or near guide, subject to legal-pack review, achieved-rent validation, service-charge and ground-rent confirmation, and full acquisition-cost assessment. Do not rely on the BRRR or flip case without current valuation and cost evidence.

Strategy Rating

Analysis Confidence

Property identity, tenure, lease term, historic same-building sales and advertised rents are supplied, but current valuation evidence, floor area, condition, service charges, ground rent, buyer premium, disbursements and achieved rent are missing.