Flat 5, 65 Warwick Road, Earls Court, London, SW5 9HB

Description

A Well Located Lower Ground Floor Two Bedroom Flat in Need of Modernisation. The property comprises a lower ground floor two bedroom flat situated within a mid terrace building arranged over lower ground, ground and three upper floors.

Accommodation

Lower Ground Floor: Reception Room, Kitchen, Two Bedrooms, Two Bathrooms, Utility Room.

Location

The property is situated in the South West London area of Earls Court. The open spaces of Normand Park and Philbeach Gardens are within easy reach. Transport links are provided by Earl's Court underground station (District and Piccadilly lines) and West Brompton overground and rail stations.

Tenure / Property Information

Investment Analysis

Same-road HM Land Registry evidence ranges from £337,000 to £700,000, with the more relevant recent transactions at £592,500 on 21 May 2024 and £620,000 at number 65 on 27 July 2022. The £337,000 and £430,000 sales indicate material variation between flats. An indicative base GDV of £592,500 is used, but the evidence does not confirm floor area, exact layout, condition at sale or whether the £620,000 transaction relates to the same flat.

Investment Snapshot

Strategy Recommendation

Do not rely on the guide as a viable investment price without a full inspection, lease/legal-pack review and confirmed refurbishment budget. Consider only after establishing the flat-specific GDV, all leasehold charges and total acquisition costs.

Works Required

Modernisation of the lower-ground-floor two-bedroom flat, with the precise scope and cost to be confirmed by inspection. The supplied evidence does not identify specific defects or required works beyond the stated need for modernisation.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A base GDV of £592,500 is indicated from the more relevant same-road sales, implying 75% of GDV of £444,375. Refurbishment cost, buyer premium, legal/disbursement costs and total project cost are unknown, so cash required, equity and refinance surplus cannot be calculated. BRRR viability remains unproven.

Buy-to-Let Analysis

BTL analysis cannot be completed because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Gross yield, operating return and sustainable borrowing cannot therefore be established. The lease length is approximately 164 years, but service charge, ground rent and council tax information are unavailable.

Flip Analysis

A resale case is suggested by same-road sales of £592,500 and £620,000, but the property is stated to need modernisation and no refurbishment or selling-cost allowance is supplied. A reliable flip surplus and maximum bid cannot therefore be calculated. The £430,000 lower comparable also highlights valuation variability.

Investor Risks & Due Diligence

• Refurbishment scope and cost are unknown despite the stated need for modernisation.

• No sufficiently specific rental evidence is available, preventing yield and BTL assessment.

• Buyer premium and other auction, legal and disbursement costs are not quantified.

• Comparable sale prices vary materially, including £337,000, £430,000, £592,500 and £620,000.

• Service charge, ground rent, council tax, parking and heating information are not supplied.

• The precise attributes and condition of the comparable flats are not confirmed.

Recommendation

Do not rely on the guide as a viable investment price without a full inspection, lease/legal-pack review and confirmed refurbishment budget. Consider only after establishing the flat-specific GDV, all leasehold charges and total acquisition costs.

Strategy Rating

Analysis Confidence

There are several same-road completed sales and a long stated lease, but no floor area, detailed condition schedule, rental evidence, service-charge or ground-rent information, and the comparable properties' exact attributes are not supplied.