Flat 33 Centrika, Bath Road, Slough, Buckinghamshire

Description

A Fourth Floor Two Bedroom Flat Subject to a Periodic Tenancy Producing £16,200 Per Annum. The property comprises a fourth floor two bedroom flat situated within a purpose built block arranged over ground and five upper floors.

Accommodation

Fourth Floor: Reception Room, Kitchen, Two Bedrooms, Bathroom

Location

Situated on a residential road close to local shops and amenities. The open spaces of Salt Hill Park are within easy reach. Transport links are provided by Langley rail station.

Tenure / Property Information

Investment Analysis

The strongest evidence is the £155,000 completed sale at Centrika on 22 January 2026. Earlier Centrika sales range from £156,500 to £182,000, but the evidence does not provide flat-specific differences, condition, service-charge information or exact comparability. A base GDV of £155,000 is therefore used, with an evidence-supported scenario range of £155,000–£182,000. The £120,000+ guide represents a substantial discount to the recent £155,000 sale, subject to tenancy, leasehold and auction-cost risks.

Investment Snapshot

Strategy Recommendation

Potentially suitable as a buy-to-let at the guide because the stated rent produces a strong gross yield. Proceed only after confirming tenancy terms, rent receipts, service charge, ground rent, lease covenants and all legal-pack disbursements. BRRR is possible on the base figures but leaves limited indicative cash in; flipping is less certain because selling costs and exact comparability are unsupported.

Works Required

No specific repairs or refurbishment works are evidenced. Allowance is therefore set at £0 for calculation purposes only; inspection and legal-pack review are required before bidding.

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 administration charge, the indicative total cost is £121,800. Refinancing at 75% of the £155,000 base GDV would provide approximately £116,250, leaving indicative cash of £5,550 before finance, tax and any other costs. This depends on lender valuation, leasehold costs, tenancy acceptability and the absence of further auction disbursements.

Buy-to-Let Analysis

The periodic tenancy is stated to produce £16,200 per annum, giving a 13.50% gross yield on the £120,000 guide and approximately 13.30% on the guide plus the £1,800 administration charge. Rental listings of £1,500–£1,699 pcm imply higher gross yields of approximately 15.00%–16.99%, but these are advertised asking rents rather than achieved rents. Service charge, ground rent, management, maintenance, voids, tax and finance costs are not supplied.

Flip Analysis

Using the £155,000 base GDV against the £121,800 guide-based total cost gives an indicative gross margin of £33,200 before selling costs, finance, tax and any works. No supported selling-cost allowance is provided, so a net flip surplus cannot be calculated. The £182,000 higher scenario is based on an older Centrika sale and should not be relied on without stronger comparability evidence.

Investor Risks & Due Diligence

• The property is subject to a periodic tenancy, so tenancy terms, possession position and rent-payment evidence require verification.

• The stated £16,200 annual rent is an auctioneer-provided property description figure rather than independently verified passing-rent evidence.

• Rental listings are advertised asking rents and may not represent achievable rent.

• Leasehold service charge, ground rent, reserve-fund liabilities and management information are not supplied.

• Additional legal-pack disbursements, searches, seller-cost reimbursements, legal fees or transfer fees may be payable.

• The comparable sales show a wide range from £155,000 to £182,000 and lack flat-specific condition and specification details.

• EPC, council tax, parking and heating information are not supplied.

Recommendation

Potentially suitable as a buy-to-let at the guide because the stated rent produces a strong gross yield. Proceed only after confirming tenancy terms, rent receipts, service charge, ground rent, lease covenants and all legal-pack disbursements. BRRR is possible on the base figures but leaves limited indicative cash in; flipping is less certain because selling costs and exact comparability are unsupported.

Strategy Rating

Analysis Confidence

There is a recent same-development completed sale, a stated passing rent, two rental asking-rent indicators and a known administration charge. However, condition, service charge, ground rent, EPC, council tax, tenancy documentation, other fees and exact comparable details are absent.