Flat 29, 90 Andersons Road, Southampton, SO14 5FR

Description

Vacant - Second Floor Grade II Listed Mezzanine Flat. Leasehold second floor flat within a period conversion. The property comprises; hallway, living room, kitchen, shower room and mezzanine level.

Accommodation

GROUND FLOOR: Hallway; Living Room - 4.74 x 4.47; Kitchen - 3.65 x 1.72; Bathroom - 1.90 x 1.39. MEZZANINE FLOOR - 4.72 x 3.65. Total Floor Area: 69.54 sq.m.

Location

The property is located within a former Grade II Listed Edwardian School building. Southampton town centre is approximately 0.8 miles away, with an array of amenities, cafes, restaurants and coffee shops. Southampton mainline railway station is approximately 1.1 miles from the property (London Waterloo - approximately 1 hour 15 minutes). Location Pin (What3Words): mute.deeply.toys.

Tenure / Property Information

Tenure	Leasehold
Lease	125 year lease from 1 April 2006, with approximately 104 years remaining. Ground rent: £200/£400/£800/£1,600 per annum, doubling every 25 years.
Occupancy	Vacant
EPC	D
Council Tax	Band A

Investment Analysis

Five completed sales recorded at the same address range from £127,500 to £143,000, averaging £134,500. As the evidence does not identify the individual units, bedroom count or condition, £134,500 is an indicative base GDV only.

Investment Snapshot

Guide Price	£65,000 (plus fees)
HB Estimated GDV	£134,500

Strategy Recommendation

Do not bid on yield or flip assumptions until the legal pack, unit-specific comparables, inspection findings, works budget and rental evidence are verified.

Works Required

No specific works are evidenced. Inspect the vacant flat and listed-building requirements before budgeting any works.

Rental & Market Context

No sufficiently specific external rental comparable identified.

Sold Comparables

The following completed sales were identified within approximately 5 miles:

90, Andersons Road, Southampton, Southampton, So14 5fr 2026-06-30 · Flat/Maisonette · Leasehold	£127,500
90, Andersons Road, Southampton, Southampton, So14 5fr 2026-01-30 · Flat/Maisonette · Leasehold	£143,000
90, Andersons Road, Southampton, Southampton, So14 5fr 2025-11-07 · Flat/Maisonette · Leasehold	£140,000
90, Andersons Road, Southampton, Southampton, So14 5fr 2025-09-26 · Flat/Maisonette · Leasehold	£130,000
90, Andersons Road, Southampton, Southampton, So14 5fr 2025-05-30 · Flat/Maisonette · Leasehold	£132,000

Potential BRRR Position

Base GDV	£134,500
75% Refinance	£100,875

A notional 75% refinance of the indicative £134,500 base GDV is £100,875. Cash left in cannot be calculated because refurbishment, total project costs and finance costs are unsupported.

Buy-to-Let Analysis

BTL assessment cannot be quantified because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Known acquisition costs at the £65,000 guide are at least £3,310, excluding disbursements and works.

Flip Analysis

The comparable evidence indicates an indicative resale range of £127,500–£143,000, but refurbishment costs, selling costs and unit-specific comparability are unknown. Flip surplus cannot therefore be calculated reliably.

Investor Risks & Due Diligence

• No sufficiently specific rental evidence is available.

• The five sales may relate to different flats within the building.

• Condition and refurbishment requirements are not evidenced.

• The property is Grade II Listed, potentially constraining works.

• Ground rent escalates from £200 to £400, £800 and £1,600 per annum at 25-year intervals.

• Buyer premium, minimum admin charge and potentially further disbursements apply.

• Leasehold tenure and approximately 104 years remaining require legal review.

Recommendation

Do not bid on yield or flip assumptions until the legal pack, unit-specific comparables, inspection findings, works budget and rental evidence are verified.

Strategy Rating

HB Rating

★★☆☆☆

Analysis Confidence

Confidence

Low-Medium

There are five same-address completed sales, but the individual comparable units are not identified and there is no rental, condition, refurbishment or selling-cost evidence.