Flat 7 Rivermill House, Gravesend, Kent, DA11 0PB

Description

One bedroom top floor apartment, conveniently positioned within walking distance of Gravesend town centre. The property presents an opportunity for an investor or owner occupier, with further potential to add value through modernisation.

Accommodation

Entrance hall, open-plan living room and kitchen, double bedroom and bathroom.

Location

Gravesend railway station is 0.2 miles away, providing regular services into London. St George's Shopping Centre, restaurants, supermarkets and the historic Gravesend Pier are all within a mile.

Tenure / Property Information

Investment Analysis

HM Land Registry evidence records five leasehold flat/maisonette sales at Rivermill House, ranging from £100,000 to £157,500. The most recent recorded sale was £150,000 on 18 November 2025, with another sale at £157,500 in January 2024. The evidence does not confirm that any comparable is the same flat, nor does it provide size, condition, service charge or floor-level details. A cautious base GDV of £150,000 is used, with a broad evidence-supported range of £100,000 to £157,500.

Investment Snapshot

Strategy Recommendation

Proceed only conditionally after confirming the flat’s condition, service charge, ground rent, lease terms, legal pack and achievable resale value. The apparent GDV discount supports further investigation, but the absence of rent and works evidence prevents a firm BTL, BRRR or flip recommendation.

Works Required

Modernisation of the flat is supported by the description, but no specific defects, scope or costings are supplied. Obtain a survey and contractor quotations before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £150,000 base GDV, 75% refinance would be approximately £112,500. However, total project cost cannot be calculated because refurbishment costs, other acquisition charges and finance costs are unknown. The refinance outcome and cash left in therefore require confirmed works and full due diligence.

Buy-to-Let Analysis

No sufficiently specific rental comparable or auctioneer rent estimate is supplied, so rent and gross yield cannot be established. At the £65,000 guide, the stated buyer premium and admin charge add £2,700 before any other charges, works, finance or leasehold costs.

Flip Analysis

The comparable evidence indicates a substantial difference between the £65,000 guide and the £150,000 base GDV, but a reliable flip surplus cannot be calculated. Works, selling costs, finance, legal costs, leasehold information and the precise comparability of the sales remain unverified.

Investor Risks & Due Diligence

• Comparable sales are for Rivermill House but are not confirmed as Flat 7 and show a wide £100,000 to £157,500 range.

• No rental evidence is supplied, so rental income and yield cannot be established.

• Modernisation is mentioned but no works scope or cost allowance is available.

• Buyer premium and admin charge are stated, while further auction, legal, search, transfer and seller-cost charges may apply.

• Leasehold service charge, ground rent and other lease obligations are not supplied.

• No information is provided on parking, heating, occupancy or the flat's detailed condition.

Recommendation

Proceed only conditionally after confirming the flat’s condition, service charge, ground rent, lease terms, legal pack and achievable resale value. The apparent GDV discount supports further investigation, but the absence of rent and works evidence prevents a firm BTL, BRRR or flip recommendation.

Strategy Rating

Analysis Confidence

There are several same-building completed sales and clear tenure and lease information, but the comparables are not confirmed as the same flat and there is no specific rent, condition, service charge, ground rent, works or full-cost evidence.