Flat 3 Westmead, The Hart, Farnham, Surrey

Description

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 strongest evidence is the £285,000 completed sale of 5 Westmead in September 2025. Other same-road leasehold flat sales range from £265,000 in 2022 to £320,000 in 2021. An evidence-based unadjusted GDV range is therefore £265,000–£320,000, with £285,000 as the base benchmark. The subject’s approximately 53-year lease is a material valuation risk, but no comparable lease terms or lease-extension costs are supplied, so no adjustment has been made.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. First review the legal pack, lease-extension position, service charges, ground rent, condition and all buyer costs; only then consider a purchase against the £285,000 benchmark.

Works Required

No refurbishment works are evidenced by the supplied description. Obtain a full inspection and legal-pack review before budgeting works; the EPC is currently rated D.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £285,000 base GDV, 75% refinance is mathematically £213,750. A BRRR assessment cannot establish cash left in because the purchase price, refurbishment budget, finance costs and other completion costs are unavailable. The short unexpired lease may also affect lending and refinanceability.

Buy-to-Let Analysis

The only rental evidence is a £1,100 pcm advertised asking rent, equivalent to £13,200 annually; it is not an achieved rent. Gross yield cannot be calculated on the purchase price because no guide or purchase price is supplied. The approximately 53-year lease, unknown service charges, ground rent and lease-extension position require investigation before considering BTL.

Flip Analysis

The £285,000 base GDV is supported by the most recent same-road completed sale, with older evidence up to £320,000. Flip surplus cannot be calculated because there is no guide or purchase price, no supported works budget and no supported selling-cost allowance. The approximately 53-year lease is a significant resale and valuation consideration.

Investor Risks & Due Diligence

• Approximately 53 years remain on the lease, with no lease-extension cost or terms supplied.

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

• The £1,100 pcm figure is an advertised asking rent rather than an achieved rent.

• Buyer premium may be payable, and an £1,800 inc VAT administration fee applies.

• Additional legal-pack disbursements and other purchaser costs may be payable.

• Condition, service charges, ground rent, parking and council-tax information are not supplied.

Recommendation

Do not bid on the current evidence alone. First review the legal pack, lease-extension position, service charges, ground rent, condition and all buyer costs; only then consider a purchase against the £285,000 benchmark.

Strategy Rating

Analysis Confidence

There are several relevant same-road completed sales and one rental asking figure, but the guide price, condition, lease costs, service charges, ground rent, buyer premium and selling costs are not supplied.