Flat 4, Bethany Lodge, 1, Devonshire Road, Bexleyheath, Kent

Description

Leasehold ground floor flat. Principal bedroom with en-suite, one further bedroom, reception room open plan to kitchen, bathroom/wc. Outside: allocated parking.

Accommodation

Principal bedroom with en-suite, one further bedroom, reception room open plan to kitchen, bathroom/wc.

Location

The property is located on Devonshire Road. Shopping amenities are available within Bexleyheath, with a more comprehensive range of shops, bars and restaurants in Central London to the west. Public transport links are available at Bexleyheath Train Station to the north and via local bus services. Road links include the A2 to the south and A205 to the west. Recreational pursuits can be found at Danson Park to the west and Bexleyheath Golf Course to the south.

Tenure / Property Information

Investment Analysis

The strongest evidence is three repeated completed sales at Bethany Lodge of £200,000, including the latest sale on 2 June 2026. The £295,000 Louise Court sale is nearby but not the same building and is less directly comparable. A base GDV of £200,000 is therefore used. The £215,000 guide is £15,000 above the latest same-building evidence before the £1,800 buyer documentation charge and any unknown seller fees, service charge or ground rent.

Investment Snapshot

Strategy Recommendation

Do not bid at the guide on the supplied evidence. Consider only a materially lower, evidence-led offer after confirming the lease, service charge, ground rent, special conditions, condition and achievable rent.

Works Required

No condition defects or refurbishment requirements are supplied. Allow for inspection and any legally or practically necessary works only after viewing and reviewing the lease, with no refurbishment budget quantified from the evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £215,000 guide, the purchase is already above the latest £200,000 same-building completed sale before the known £1,800 documentation charge. A 75% refinance of the £200,000 base GDV would provide approximately £150,000, but total project cost cannot be established because works, service charge, ground rent and possible seller fees are unknown.

Buy-to-Let Analysis

The advertised asking rent is £1,700 pcm, equivalent to £20,400 per year. Against the £215,000 guide, this indicates a gross yield of approximately 9.49% before finance, service charge, ground rent, management, maintenance, voids and tax. The rent is an asking figure rather than achieved rent, and service charge and ground rent remain unconfirmed.

Flip Analysis

A flip is not supported by the evidence at the guide price. The £215,000 guide exceeds the £200,000 same-building sales before buyer and selling costs, while no refurbishment upside or selling allowance is evidenced. The £295,000 nearby sale is not sufficiently comparable to establish a reliable resale surplus.

Investor Risks & Due Diligence

• Guide price is above the latest completed same-building sale of £200,000.

• £1,800 buyer documentation charge is payable, with possible additional seller fees.

• Annual service charge, ground rent, review period and increases are unconfirmed.

• The £1,700 pcm figure is an advertised asking rent, not an achieved rent.

• No condition or refurbishment assessment is provided.

• The £295,000 nearby comparable is in a different building and may not be directly comparable.

• BTL returns would be reduced by leasehold charges, management, maintenance, voids, finance and tax.

Recommendation

Do not bid at the guide on the supplied evidence. Consider only a materially lower, evidence-led offer after confirming the lease, service charge, ground rent, special conditions, condition and achievable rent.

Strategy Rating

Analysis Confidence

There are several completed sales in the same building and a property-specific advertised rent, but condition, service charge, ground rent, seller fees, lease covenants and achieved rent are unconfirmed.