Flat 4, Belmont House, 120 Sandgate High Street, Folkestone, Kent

Description

Grade II Listed apartment with sea views located in Sandgate. Located within Belmont House on Sandgate High Street, this apartment is positioned in the coastal village of Sandgate and the seaside town of Folkestone. The property comprises an entrance hall, living room, kitchen, bedroom and bathroom. Further benefits include sea views and proximity to Sandgate Beach. The property is currently being used as a two bedroom apartment, but the original layout was advised to be one bedroom.

Accommodation

Top floor flat comprising entrance hall, living room, kitchen, bedroom and bathroom.

Location

Located in Sandgate, within a short walk of Sandgate Beach. Folkestone town centre is just over a mile away. Folkestone West railway station is approximately 1.5 miles away and provides regular services to London.

Tenure / Property Information

Investment Analysis

Completed sales on Sandgate High Street range from £167,500 to £199,000 for comparable flat/maisonette records, although sizes, condition, views and layouts are not supplied. The £340,000 sale is not sufficiently comparable without further detail. The latest same-street sale at £167,500 provides the clearest evidence, but the subject’s original one-bedroom layout and current use as a two-bedroom apartment require verification. An indicative base GDV of £167,500 is used cautiously, with an evidence-based observed range of £167,500–£199,000 rather than a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only after legal and technical due diligence confirms the lease, listed-building position and current two-bedroom use. Do not rely on BTL or flip returns until rent, works, service charges and all auction costs are evidenced.

Works Required

No condition defects or refurbishment requirements are supplied, so no works allowance can be estimated. Verify the legal, planning, building-regulation and lease position of the current two-bedroom use against the advised original one-bedroom layout. Confirm the listed-building implications before undertaking any alterations.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A 75% refinance of the indicative £167,500 base GDV is £125,625. However, cash left in and equity cannot be calculated because refurbishment costs, additional acquisition costs and finance assumptions are unavailable. The original/current layout position may also affect refinanceability and value.

Buy-to-Let Analysis

BTL analysis cannot be completed because no sufficiently specific rental evidence or auctioneer rent estimate is provided. The £100,000 guide is subject to the £1,500 buyer premium and £1,200 administration charge, with further possible charges. Leasehold costs, service charge, ground rent and mortgage costs are also not supplied.

Flip Analysis

A flip surplus cannot be established because refurbishment costs, selling costs and full acquisition costs are not supplied. The indicative base GDV of £167,500 is supported only by limited same-street sales evidence and is not a formal resale valuation.

Investor Risks & Due Diligence

• Current two-bedroom use differs from the advised original one-bedroom layout; legal, planning, building-regulation and lease compliance are unconfirmed.

• Grade II listed status may restrict alterations and increase approval complexity.

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

• Refurbishment condition and costs are unknown.

• Leasehold service charge, ground rent, remaining lease particulars and other lease covenants are not supplied.

• Additional auction charges may include searches, seller-cost reimbursement, legal fees and transfer fees.

• Comparable sale specifications and condition are not supplied, limiting GDV confidence.

Recommendation

Proceed only after legal and technical due diligence confirms the lease, listed-building position and current two-bedroom use. Do not rely on BTL or flip returns until rent, works, service charges and all auction costs are evidenced.

Strategy Rating

Analysis Confidence

There is useful same-street completed-sale evidence, but no rental evidence, condition/works information, service-charge or ground-rent data, detailed comparable specifications, or confirmed legal status of the current two-bedroom layout.