Flat 4, Westbourne Mansions, Sandgate Road, Folkestone, Kent

Description

A substantial four bedroom first floor flat of approximately 1495 sq ft within a period building. In need of modernisation. Vacant.

Accommodation

First Floor - Lounge/Diner, Kitchen, Four Bedrooms, Study, Storage Room, Bathroom/WC, En Suite

Location

The property is situated on Sandgate Road, one of the principal thoroughfares linking Folkestone town centre with the coastal village of Sandgate. Local shopping, leisure and recreational amenities are readily available within Folkestone, whilst the seafront and promenade are within easy reach. Folkestone Central and Folkestone West railway stations provide regular services to London, including High Speed connections to London St Pancras International. The area is well served by road communications via the A259 and the nearby M20 motorway.

Tenure / Property Information

Investment Analysis

The supplied completed sales range from £125,500 to £265,000. The most relevant evidence is £210,000 for Westbourne Mansions dated 24 February 2025, with another same-building sale at £265,000 dated 12 February 2025. The £187,000 adjacent Westbourne Lodge sale provides a lower reference. A provisional base GDV of £210,000 is used, with £187,000 low and £265,000 high scenarios. These are indicative only because the comparable specifications, condition, lease terms and sale circumstances are not supplied. The flat has approximately 57 years remaining on its lease as at 14 November 2026, which may materially affect value and mortgageability.

Investment Snapshot

Strategy Recommendation

Proceed only after verifying the lease, lease extension position, service-charge liabilities, condition and full auction fees. Do not rely on the provisional GDV without obtaining a detailed valuation and refurbishment quotation.

Works Required

Modernisation of the vacant four-bedroom flat, including the kitchen, bathroom/WC, en suite and general internal finishes as required. The evidence does not specify the scope of defects or provide a refurbishment cost estimate.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed reliably because refurbishment costs, achievable rent, finance costs and lease-related lending constraints are not supplied. Applying 75% to the indicative £210,000 base GDV gives £157,500 refinance proceeds, but this is not a formal valuation or confirmed lending outcome.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The approximately 57-year lease, vacant condition and modernisation requirement are important underwriting issues. Buyer fees and any other purchase costs are also unspecified.

Flip Analysis

The indicative resale range is £187,000 to £265,000, with a £210,000 base GDV. A flip surplus cannot be calculated because refurbishment costs, buyer fees and selling costs are not supplied. The short remaining lease could reduce resale demand and achievable value.

Investor Risks & Due Diligence

• Approximately 57 years remain on the 99-year lease, potentially affecting value, mortgageability and resale.

• The flat is vacant and in need of modernisation, but the works scope and cost are unknown.

• No rental evidence is available, so BTL yield and cash flow cannot be established.

• The auctioneer's buyer fee is unspecified and cannot be included in total-cost calculations.

• No service-charge, ground-rent, lease restriction or lease-extension information is supplied.

• The provisional GDV scenarios rely on limited comparable evidence and are not formal valuations.

Recommendation

Proceed only after verifying the lease, lease extension position, service-charge liabilities, condition and full auction fees. Do not rely on the provisional GDV without obtaining a detailed valuation and refurbishment quotation.

Strategy Rating

Analysis Confidence

There are several relevant completed sales, including same-building evidence, but specifications and lease details of the comparables are unavailable. No rent, refurbishment costs, service charges, buyer fee or selling-cost evidence is supplied.