Flat 27 Butterfield House, Berber Parade, Charlton, London

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. The property benefits from a balcony.

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

The latest supplied completed sales in the same building were £260,000 and £280,000 in December 2020. Older sales ranged from £275,000 to £316,000, but bedroom count, floor, condition and specification are not supplied. A current formal valuation cannot be established; £270,000 is an indicative base GDV using the two latest same-building sales, with a supported evidence range of £260,000–£280,000 before any allowance for market movement.

Investment Snapshot

Strategy Recommendation

Potential BTL or BRRR candidate only if acquired at a price that supports the indicative GDV and asking-rent evidence. Do not set a bid or refinance strategy until the guide, lease/legal pack, service charges, building costs and achieved-rent evidence are available.

Works Required

No refurbishment works are evidenced. The flat is described as having an EPC B rating and no defects or remedial requirements are supplied. Allow for inspection, legal-pack review and any works identified before exchange; costs cannot be estimated from the evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the indicative £270,000 base GDV, 75% refinance would be approximately £202,500. Purchase price and refurbishment costs are unavailable, so total project cost, cash required and refinance surplus cannot be established. The long approximately 229-year lease and EPC B are supportive, subject to legal, building and lender review.

Buy-to-Let Analysis

The supplied rental evidence is one advertised asking rent of £2,000 pcm, equivalent to £24,000 annually; it is not an achieved or passing rent. Indicative rent against the £260,000–£280,000 comparable range equates to approximately 8.6%–9.2% gross, but acquisition yield cannot be calculated because no guide or purchase price, service charge, ground rent, council tax, financing or other ownership costs are supplied.

Flip Analysis

A resale analysis cannot be completed because no purchase price, acquisition costs, refurbishment allowance or supported selling costs are supplied. The indicative base GDV is £270,000, but the comparable evidence is primarily from 2020 or earlier and may not reflect current value.

Investor Risks & Due Diligence

• No guide or purchase price is supplied, preventing maximum-bid and total-cost calculations.

• Same-building comparable sales are mainly from 2020 or earlier and may not represent current market value.

• The £2,000 pcm figure is an advertised asking rent rather than an achieved or passing rent.

• Service charge, ground rent, council tax, insurance and other leasehold costs are not supplied.

• Legal-pack disbursements and any buyer premium remain unknown.

• Comparable bedroom count, floor, condition and specification are not supplied.

Recommendation

Potential BTL or BRRR candidate only if acquired at a price that supports the indicative GDV and asking-rent evidence. Do not set a bid or refinance strategy until the guide, lease/legal pack, service charges, building costs and achieved-rent evidence are available.

Strategy Rating

Analysis Confidence

The property description, long lease, EPC and same-building historical sales are supplied, but there is no guide price, condition schedule, service-charge information, current comparable evidence, achieved rent or acquisition-cost detail.