Flat 49 Leavesden Court, Mallard Road, Abbots Langley, Hertfordshire

Description

Vacant leasehold self-contained first floor apartment comprising a reception room, kitchen, two bedrooms and bathroom with WC. GIA approximately 82 sq m (883 sq ft), sourced from the EPC.

Accommodation

Reception room, kitchen, two bedrooms and bathroom with WC

Location

Located on the south side of Leavesden Court. Shops and amenities are within walking distance, with Watford town centre accessible to the south. Kings Langley station is approximately 2.3 miles to the north west. The M1 and M25 motorways are easily accessible. Leavesden Country Park is within walking distance.

Tenure / Property Information

Investment Analysis

The five supplied completed sales at Leavesden Court range from £220,000 to £320,000. The latest supplied sale was £275,000 on 20 August 2026. Because the comparable flat sizes, bedrooms, condition and lease terms are not provided, a precise unit-specific valuation is not possible. For scenario analysis, £275,000 is used as the base GDV, with £220,000 and £320,000 as evidence-based low and high scenarios. The £90,000+ guide represents a substantial apparent discount to these sales, but buyer premiums, administration charges, other fees, condition and legal terms are not supplied.

Investment Snapshot

Strategy Recommendation

Investigate as a potential value-led purchase, subject to inspection, lease and legal review, confirmation of all auction charges, and independent rental evidence. Do not commit to BTL or BRRRR until rent, service charge and project costs are established.

Works Required

No specific works are supported by the supplied evidence. The property is described as a vacant apartment with reception room, kitchen, two bedrooms and bathroom with WC. Inspection is required before allowing for any repair, redecoration or compliance works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the base GDV of £275,000, 75% refinancing is £206,250. However, refurbishment costs, acquisition costs, finance costs, service charges and other fees are unavailable, so total project cost and cash left in cannot be calculated. The apparent guide-price discount should not be treated as a confirmed BRRRR margin without inspection, legal review and fee information.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. No rental yield can therefore be calculated. The property is vacant, leasehold and has approximately 102 years unexpired, with current ground rent of £125 per annum; service charge and other ownership costs are not provided.

Flip Analysis

The supplied completed sales indicate a broad possible resale range of £220,000 to £320,000, with £275,000 used as the base GDV. A flip surplus cannot be calculated because works, buyer costs, finance costs, selling costs and any seller charges are not supplied. Comparable property specifications and condition are also unavailable.

Investor Risks & Due Diligence

• The five supplied comparable prices vary materially from £220,000 to £320,000, and their sizes, bedroom counts, condition and lease terms are not provided.

• No sufficiently specific rental evidence or auctioneer rent estimate is available, preventing yield assessment.

• Refurbishment requirements are unknown because no condition survey or detailed condition description is supplied.

• Buyer premium, administration charge, seller and other third-party fees are not supplied and may materially affect total cost.

• Leasehold ownership includes current ground rent of £125 per annum; service charge and other lease costs are not provided.

• Council tax, parking and heating information are not supplied.

• The guide is subject to auction terms and may not represent the final purchase price.

Recommendation

Investigate as a potential value-led purchase, subject to inspection, lease and legal review, confirmation of all auction charges, and independent rental evidence. Do not commit to BTL or BRRRR until rent, service charge and project costs are established.

Strategy Rating

Analysis Confidence

There are five same-development completed sales and clear tenure, size and lease information, but the comparable specifications, condition, rental evidence, service charge, buyer costs and refurbishment requirements are missing.