Flat 30, Eastgate House (4FF), 223, High Street, Guildford, Surrey, GU1 3BY

Description

Leasehold fourth floor flat

Accommodation

One bedroom, reception room, kitchen, bathroom/wc

Location

The property is located on High Street. A comprehensive range of shops, bars and restaurants can be found within Guildford Town Centre lying to the west with a further range of amenities found in London located to the north east. Public transport links are available at Guildford Train Station (GWR and South Western Train Services) and at London Road Train Station lying to the north along with a network of local bus services serving the surrounding areas. The property is served by road links including the A246 and the A3 both located to the north. Recreational pursuits can be found at Stoke Park and Guildford Spectrum Leisure Complex both lying to the north.

Tenure / Property Information

Investment Analysis

Same-address Land Registry sales range from £160,000 to £310,000, with the two most recent supplied sales at £225,000 in 2021 and £250,000 in 2024. The comparables do not state bedroom count, floor, condition or lease length, so they provide only a broad indication. A base GDV of £225,000 is used, with £160,000 low and £250,000 high scenarios. The 50-year lease may materially affect value, but no lease-extension evidence or terms are supplied.

Investment Snapshot

Strategy Recommendation

Do not bid on headline yield or GDV alone. Proceed only after reviewing the legal pack, confirming the 50-year lease terms and ground rent, checking service-charge and lease-extension exposure, and obtaining a condition-based works budget. Without that evidence, the purchase is not suitable for a confident BTL, BRRR or flip decision.

Works Required

No condition or defects are supplied. Allow for inspection-led redecoration, repairs and compliance works only if required; no refurbishment allowance can be reliably quantified. Confirm parking, heating, lease terms and legal-pack requirements.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the guide plus the known £1,800 documentation fee, the indicative acquisition cost is £83,800 before works and any seller fees. A 75% refinance against the £225,000 base GDV would be £168,750, producing a theoretical surplus of £84,950 before finance, tax, lease-related deductions and works. However, the GDV evidence is not unit-specific beyond the address, the lease has only 50 years remaining, and refurbishment and lease costs are unknown. Refinance assumptions are therefore highly uncertain.

Buy-to-Let Analysis

The supplied advertised rents imply £1,450–£1,666 pcm, equivalent to £17,400–£19,992 annually. Against the £82,000 guide, this indicates a gross asking-rent yield of approximately 21.22%–24.39%; using the £1,450 pcm lower rent and the guide plus the known £1,800 documentation fee gives approximately 20.76% on £83,800. These are not achieved rents and exclude service charge, ground rent, management, maintenance, voids, finance, tax and any works. The 50-year lease and TBC ground rent are major unresolved BTL issues.

Flip Analysis

A flip appraisal cannot be reliably quantified because no condition, refurbishment cost, selling costs or seller-fee amount is supplied. The evidence indicates a broad same-address sales range of £160,000–£310,000, but the comparables do not confirm matching size, bedroom count, condition or lease length. The 50-year lease may restrict the resale value and buyer pool.

Investor Risks & Due Diligence

• Only 50 years remain on the lease, with lease-extension cost and terms unknown.

• Ground rent and wider lease information are TBC and must be checked in the legal pack.

• Same-address comparables do not confirm matching bedroom count, floor, condition or lease length.

• Rental figures are advertised asking rents rather than achieved rents.

• No condition survey or refurbishment cost evidence is supplied.

• Seller fees may be payable on completion but are not quantified.

• Parking and heating arrangements are unconfirmed.

Recommendation

Do not bid on headline yield or GDV alone. Proceed only after reviewing the legal pack, confirming the 50-year lease terms and ground rent, checking service-charge and lease-extension exposure, and obtaining a condition-based works budget. Without that evidence, the purchase is not suitable for a confident BTL, BRRR or flip decision.

Strategy Rating

Analysis Confidence

There are same-address completed sales and advertised rental evidence, but the comparables lack unit details, the lease information is awaited, the ground rent is TBC, condition and works are unknown, and potential seller fees are unspecified.