Flat 27 Hemingford Court, Gartlet Road, Watford, Hertfordshire, WD17 2AQ

Description

A Fourth Floor Studio Flat Offered with Vacant Possession. The property comprises a fourth floor studio flat situated within a purpose built building arranged over ground and five upper floors.

Accommodation

Fourth Floor: Studio Room; Shower Room.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Cassiobury Park are within easy reach. Transport links are provided by Watford Junction overground and rail station.

Tenure / Property Information

Investment Analysis

Recent completed sales recorded at the same address range from £250,000 to £320,000 between January 2024 and December 2025, including £270,000 in December 2025. These sales are not stated to be studios or to match the subject flat's accommodation, so they provide indicative rather than fully comparable evidence. A cautious scenario range is £250,000–£320,000, with £270,000 used as the base GDV estimate. The £160,000 guide is materially below these observed sales, but leasehold costs, condition and exact comparability remain unverified.

Investment Snapshot

Strategy Recommendation

Potential value-led purchase or resale opportunity, but proceed only after reviewing the legal pack, inspecting condition, confirming service charge and ground rent, and validating the flat's comparability with the sales. Do not rely on a rental strategy until market rent is evidenced.

Works Required

No specific works are evidenced. The property is described as a vacant fourth-floor studio with a shower room; inspection and the legal pack are required before allowing for redecoration, repairs or communal/leasehold obligations.

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% refinancing equates to £202,500. However, refurbishment cost, leasehold charges, legal-pack disbursements and total acquisition cost are unknown, so cash left in and refinance profitability cannot be calculated. The approximately 114-year lease is a positive feature, subject to legal review.

Buy-to-Let Analysis

BTL viability cannot be quantified because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Gross yield, operating costs and net return cannot therefore be established. The flat is vacant and there is no passing rent.

Flip Analysis

The guide is £160,000 plus the known £1,800 administration fee, before any other charges. Same-address completed sales provide an indicative resale range of £250,000–£320,000, but the evidence does not confirm matching size, layout or condition. Flip surplus cannot be calculated because works, selling costs and other acquisition costs are unsupported.

Investor Risks & Due Diligence

• Same-address comparables are not confirmed as studios or otherwise directly comparable to the subject flat.

• No sufficiently specific rental evidence or passing rent is available, preventing yield analysis.

• Condition and refurbishment requirements are not evidenced.

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

• Additional legal-pack disbursements and other buyer charges may be payable beyond the known £1,800 administration fee.

• Leasehold title and any restrictions or transfer requirements require legal-pack review.

Recommendation

Potential value-led purchase or resale opportunity, but proceed only after reviewing the legal pack, inspecting condition, confirming service charge and ground rent, and validating the flat's comparability with the sales. Do not rely on a rental strategy until market rent is evidenced.

Strategy Rating

Analysis Confidence

There are several recent completed sales at the same address and a stated lease term, but the comparables' accommodation is unspecified and there is no rental, condition, EPC, service-charge, ground-rent or full-fee evidence.