Flat 5 Poplar House, 11 Woodland Crescent, Rotherhithe, London, SE16 6YJ

Description

A First Floor Two Bedroom Flat in Need of Refurbishment. The property comprises a first floor two bedroom flat situated within a purpose built building arranged over ground and six upper floors.

Accommodation

First Floor: Open Plan Kitchen/Reception Room; Two Bedrooms; Two Bathrooms.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Mayflower Park are within easy reach. Transport links are provided by Rotherhithe overground station (Windrush line).

Tenure / Property Information

Investment Analysis

Same-building sold evidence ranges from £550,000 in 2019 to £582,500 in 2025. The latest supplied comparable supports a base GDV of £582,500, with £550,000 used as a conservative evidence-based scenario. Comparability is limited because the sold evidence does not identify flat numbers, accommodation or condition. The £375,000+ guide represents a substantial discount to the latest comparable, but refurbishment cost, service charge, ground rent, buyer premium and any legal-pack disbursements are not supplied.

Investment Snapshot

Strategy Recommendation

Proceed only subject to legal-pack, lease and refurbishment due diligence. The guide-price rent evidence is potentially supportive of a BTL strategy, but the missing project costs prevent confirmation of returns or a prudent maximum bid.

Works Required

Refurbishment of the two-bedroom flat as required by its condition description. The evidence does not specify defects, finishes, services or the extent of works, so no reliable cost allowance can be produced.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the guide, 75% of the base GDV would be approximately £436,875. A BRRR assessment cannot establish total cost, equity required or cash left in because refurbishment costs, buyer premium, service charge, ground rent and other applicable costs are unknown. The approximately 96-year lease term is stated, but lease-related costs and restrictions are not provided.

Buy-to-Let Analysis

Supplied advertised asking rents are £2,200–£2,350 pcm, equivalent to £26,400–£28,200 annually. Against the £375,000 guide, this indicates a gross guide-price yield of approximately 7.04%–7.52%, before refurbishment, finance, service charge, ground rent, management, voids and other costs. A yield on total project cost cannot be established because refurbishment and other acquisition costs are not supplied. Asking rents are not achieved rents.

Flip Analysis

The latest same-building comparable supports a base resale indication of £582,500, with £550,000 as a conservative scenario. A flip surplus cannot be calculated because refurbishment costs, buyer costs, selling costs and any applicable finance costs are not supplied.

Investor Risks & Due Diligence

• The flat is stated to need refurbishment, but the scope and cost are unknown.

• The same-building comparables do not identify the exact flat or confirm matching size, layout or condition.

• Advertised asking rents may not be achieved rents.

• Service charge, ground rent, management costs and lease restrictions are not supplied.

• The buyer premium is unspecified and legal-pack disbursements may be payable.

• The lease has approximately 96 years unexpired; extension terms and costs are not supplied.

Recommendation

Proceed only subject to legal-pack, lease and refurbishment due diligence. The guide-price rent evidence is potentially supportive of a BTL strategy, but the missing project costs prevent confirmation of returns or a prudent maximum bid.

Strategy Rating

Analysis Confidence

There is useful same-building sales evidence, advertised rental evidence and a stated lease term, but no detailed sold-flat comparability, refurbishment scope or costs, service-charge/ground-rent information, buyer premium or complete acquisition and disposal costs.