Flat 3, 13 Genoa Avenue, Putney, London

Description

A one bedroom first floor flat. Benefitting from a new 125 year lease granted on completion. In need of updating. Vacant.

Accommodation

First Floor - Lounge, Kitchen, Bedroom, Bathroom.

Location

Located on Genoa Avenue, accessed off Hazlewell Road and Chartfield Avenue. Local amenities are available along Putney Hill and Upper Richmond Road. Recreational amenities are nearby, such as the Putney Park Lane park. Transport links via Putney stations and local bus routes. Transport Barnes - South Western Railway. Putney - South Western Railway. East Putney Station - District.

Tenure / Property Information

Investment Analysis

The evidence includes two completed sales recorded at 13 Genoa Avenue, at £376,000 in March 2022 and £540,000 in November 2022. However, the records do not identify the flat number, bedroom count, size, condition or whether the sales are directly comparable with Flat 3. Consequently, a reliable GDV or maximum bid cannot be established from the supplied evidence. The £350,000 guide also excludes potentially payable buyer, VAT and seller charges.

Investment Snapshot

Strategy Recommendation

Do not set a bid or proceed on the current evidence alone. Obtain and review the legal pack, confirm the exact comparable flat details, inspect the property, establish the updating budget and obtain local rental evidence before considering a purchase.

Works Required

Updating is required according to the description. The scope and cost cannot be quantified without further condition information, inspection and the legal pack. Avoid assuming specific defects or works beyond general updating.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed because the subject-specific GDV, refurbishment cost, rent and total acquisition costs are unsupported. Refinance at 75% of GDV cannot be calculated reliably. The new 125-year lease is stated to be granted on completion, subject to the legal pack.

Buy-to-Let Analysis

The property is vacant and no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Rent, gross yield and operating performance therefore cannot be established. The new lease is potentially relevant, but its detailed terms require legal-pack review.

Flip Analysis

A flip assessment is inconclusive. The two same-address sales provide a broad historical reference range of £376,000 to £540,000, but the evidence does not confirm that either sale relates to the same flat or a comparable specification. Refurbishment, acquisition charges, selling costs and a supported resale value are unavailable.

Investor Risks & Due Diligence

• The guide excludes the auctioneer’s buyer fee, VAT where applicable and potentially other seller charges.

• The legal pack may contain additional contractual, lease or seller-charge information that has not been supplied.

• The flat is described as needing updating, but the scope and cost are unknown.

• The two sold comparables are not identified by flat number or specification, so their relevance to Flat 3 is uncertain.

• No sufficiently specific rental evidence or auctioneer rent estimate is available.

• The new 125-year lease is stated to be granted on completion, but its detailed terms require legal review.

Recommendation

Do not set a bid or proceed on the current evidence alone. Obtain and review the legal pack, confirm the exact comparable flat details, inspect the property, establish the updating budget and obtain local rental evidence before considering a purchase.

Strategy Rating

Analysis Confidence

The evidence confirms the property type, vacancy, lease arrangement and guide price, but omits subject-specific size, condition detail, rent, refurbishment cost, buyer charges, council tax and comparable identification sufficient for valuation.