Flat 63 Charter House, 85 Canute Road, Southampton, City of Southampton, SO14 3FZ

Description

A duplex style apartment across the 5th and 6th floor of a purpose-built block of apartments. The property comprises three bedrooms, a family bathroom and an en-suite shower room on the 5th floor. The reception room and kitchen are located on the 6th floor. The property benefits from a balcony, access to communal grounds and one allocated parking space.

Accommodation

Total floor area: 121 sq.m. (taken from EPC). 5th floor: 3 bedrooms, family bathroom and en-suite shower room. 6th floor: reception room and kitchen.

Location

Located in the heart of Southampton's Ocean Village district. Southampton city centre and West Quay mall provide retailers, restaurants, bars and cafes. Southampton Central mainline station is approximately 1.3–1.5 miles from the property. What3Words: rents.broker.chat.

Tenure / Property Information

Investment Analysis

The supplied Land Registry comparables for the same building range from £205,000 to £312,000, with the latest recorded sale at £300,000 on 28 March 2026. Because flat number, size, condition and specification are not provided for the comparables, they support an indicative scenario range rather than a formal valuation. A base GDV of £300,000 is used, with low and high scenarios of £205,000 and £312,000 respectively.

Investment Snapshot

Strategy Recommendation

Do not proceed on the advertised rent as a BTL. A flip or refinance strategy may be considered only after inspection, legal-pack review, confirmation of service charges and stronger unit-specific valuation evidence.

Works Required

No specific repair or refurbishment works are evidenced. Obtain a full inspection and review the lease, service-charge information and legal pack before allowing for works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At a £300,000 base GDV, 75% loan-to-value refinancing would be approximately £225,000. However, refurbishment costs, service charges, finance costs and the full acquisition cost are not supplied, so cash left in and equity cannot be calculated reliably. The strategy depends heavily on the comparables being genuinely comparable and the property qualifying for the assumed refinance valuation.

Buy-to-Let Analysis

The only rental evidence is an advertised asking rent of £179 pcm, not an achieved or guaranteed rent. At the £180,000 guide this equates to approximately 1.19% gross yield before service charge, ground rent, management, repairs, finance and other costs. On the supplied rent evidence, the BTL case is unattractive and a reliable market rent cannot be established.

Flip Analysis

A guide purchase of £180,000 is materially below the latest same-building recorded sale of £300,000, but the comparables may differ in size, condition and specification. No works allowance, selling costs or other project costs are evidenced, so a supported flip surplus cannot be calculated. The apparent gross margin should not be treated as profit.

Investor Risks & Due Diligence

• The £179 pcm figure is only an advertised asking rent and is not a passing or achieved rent.

• The supplied rental evidence produces a very low indicative gross yield before all ownership costs.

• Service-charge information is not supplied.

• The buyer premium is inconsistent in the evidence at £1,680 including VAT versus £1,500 including VAT.

• The 1% administration charge has a £1,750 minimum and other possible legal, search, seller-cost reimbursement and transfer charges may apply.

• The lease has approximately 99 years remaining and ground rent is currently £350 per annum, rising by £100 every 25 years.

• The EPC is rated E.

• The same-building sold comparables are not confirmed to match this flat's floor area, condition, outlook or specification.

Recommendation

Do not proceed on the advertised rent as a BTL. A flip or refinance strategy may be considered only after inspection, legal-pack review, confirmation of service charges and stronger unit-specific valuation evidence.

Strategy Rating

Analysis Confidence

There are several same-building completed sales and a stated lease term, but there is no confirmed passing rent, service-charge figure, condition assessment, unit-specific comparable detail, full acquisition-cost schedule or refurbishment budget.