Flat 3 Westmead, The Hart, Farnham, Surrey, GU9 7HF

Description

A First Floor Three Bedroom Flat. The property comprises a first floor three bedroom flat situated within a purpose built building arranged over ground and first floors.

Accommodation

First Floor: Reception Room, Kitchen, Three Bedrooms, Bathroom.

Location

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

Tenure / Property Information

Investment Analysis

The supplied evidence includes leasehold sales at Westmead ranging from £265,000 to £285,000 in 2022–2025, with an older 2021 sale at £320,000. However, the comparables are not confirmed as three-bedroom flats and their remaining lease terms are not supplied. This flat has approximately 53 years unexpired, which is a material valuation, mortgageability and resale issue. The £190,000+ guide is below the recorded sales, but the evidence is insufficient to establish a reliable GDV or maximum bid. The known £1,800 administration charge is payable in addition, with possible further legal-pack disbursements and special-condition costs.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the legal pack, confirming all completion costs, assessing the short lease and obtaining a survey. Do not rely on the recorded comparables as direct GDV evidence or bid above a separately supported valuation.

Works Required

No condition defects or refurbishment requirements are evidenced. Obtain a survey and inspect the kitchen, bathroom, services, windows, communal areas and lease-related repair obligations before allowing for works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR is not currently underwritable. No reliable GDV, rent, refurbishment budget or refinance assumption can be supported, and the approximately 53-year lease may materially constrain refinancing. A lease-extension quotation, lender assessment and full legal-pack review are required before bidding.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The approximately 53-year lease may restrict lender and tenant demand and could require lease-extension analysis. Confirm service charges, ground rent, restrictions and any planned major works in the legal pack.

Flip Analysis

A flip cannot be reliably modelled. Although Westmead sales are recorded between £265,000 and £320,000, the evidence does not confirm matching bedroom counts or lease lengths. Selling costs, lease-extension costs, condition and any works are also unknown.

Investor Risks & Due Diligence

• Approximately 53 years remain on the lease, creating valuation, mortgageability and resale risk.

• No sufficiently specific rental evidence is available, so yield and BTL affordability cannot be established.

• Comparable sales are not confirmed as three-bedroom flats or as having similar lease lengths.

• Property condition and any refurbishment requirement are unknown.

• The £1,800 administration charge is known, but further disbursements and special-condition costs may apply.

• Service charge, ground rent, lease restrictions and major works liabilities are not supplied.

Recommendation

Proceed only after reviewing the legal pack, confirming all completion costs, assessing the short lease and obtaining a survey. Do not rely on the recorded comparables as direct GDV evidence or bid above a separately supported valuation.

Strategy Rating

Analysis Confidence

The address, tenure, approximate lease term, guide price, one known charge and several local sold prices are supplied, but bedroom-specific comparable details, lease terms, rent, condition, works, service charges, ground rent and full purchase costs are absent.