Flat 6, 56-58 Camberwell Church Street, Camberwell, London

Description

Two bedroom top floor flat. Situated in an attractive end-of-terrace building. Presented in reasonable decorative order. Well located for the amenities of Camberwell. Investment let at £18,600 per annum.

Accommodation

Third Floor - Two Bedrooms, Kitchen, Shower Room.

Location

Located on Camberwell Church Street close to the turning for Camberwell Grove. Local amenities can be found on Camberwell Church Street, Camberwell Road and Peckham Road. Recreational amenities of Burgess Park, Ruskin Park and Brunswick Park are easily accessible. Transport: Denmark Hill - National Rail.

Tenure / Property Information

Investment Analysis

Comparable evidence supports a base GDV of £190,000, matching the 2021 sale recorded for 56–58 Camberwell Church Street. A low scenario of £176,510 uses the 2020 sale at the same address, while £210,000 is supported by a nearby Camberwell Church Street flat sale. The £500,000 comparable is not relied upon because the evidence does not confirm comparable size or configuration. The current passing rent of £18,600 per annum equates to £1,550 pcm.

Investment Snapshot

Strategy Recommendation

Consider primarily as a buy-to-let only if the existing tenancy, lease terms and auction special conditions are verified. The apparent income yield is attractive, but the limited valuation margin and unknown fees prevent a confident refurbishment or flip case.

Works Required

The flat is described as being in reasonable decorative order, with no specific defects or required works supplied. Any works should therefore be limited to inspection, safety checks and minor decoration or maintenance identified after inspection; no refurbishment allowance can be evidenced.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £190,000 base GDV, 75% refinancing would be approximately £142,500. The potential refinance proceeds are below the £175,000 guide before works and transaction costs, so the cash required cannot be calculated reliably without buyer fees, refurbishment costs and other sale conditions.

Buy-to-Let Analysis

At the £175,000 guide, the stated £18,600 annual rent produces an indicative gross yield of 10.63%. This is based on the stated investment let and excludes finance, operating costs, buyer fees, seller charges, VAT and any voids. Net yield cannot be established because those costs and leasehold information are not supplied.

Flip Analysis

The base GDV is approximately £190,000 against the £175,000 guide, indicating a £15,000 gross spread before refurbishment, acquisition costs, finance, selling costs and taxes. Because refurbishment and selling allowances are unsupported, a reliable flip surplus cannot be calculated.

Investor Risks & Due Diligence

• Buyer premium and any seller charges or VAT are not provided.

• The existing letting arrangement and tenancy terms are not supplied beyond the stated annual rent.

• No service charge, ground rent, reserve fund or major works information is provided.

• No refurbishment budget can be supported from the description.

• The valuation evidence is limited and the £500,000 comparable is not sufficiently specific for reliance.

• The lease is leasehold and its remaining term, service charges and other covenants require verification.

Recommendation

Consider primarily as a buy-to-let only if the existing tenancy, lease terms and auction special conditions are verified. The apparent income yield is attractive, but the limited valuation margin and unknown fees prevent a confident refurbishment or flip case.

Strategy Rating

Analysis Confidence

The evidence includes a stated rent, guide price, lease information and several relevant completed sales, but omits buyer and seller charges, leasehold costs, EPC, tenancy terms, condition details and refurbishment pricing.