Flat 8 Keats House, Porchester Mead, Beckenham, Kent, BR3 1TD

Description

A First Floor One Bedroom Flat. The property comprises a first floor one bedroom flat situated within a purpose built building arranged over ground and nine upper floors.

Accommodation

First Floor: Reception Room, Kitchen, Bedroom, Bathroom.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Beckenham Place Park are within easy reach. Transport links are provided by New Beckenham rail station.

Tenure / Property Information

Investment Analysis

Five completed sales in Keats House range from £220,000 to £263,000, with an average of £247,200. The two latest sales were £260,000 and £263,000. As bedroom count, floor, size and condition of the comparables are not supplied, a cautious evidence-based GDV range is £220,000–£263,000, with £247,200 used as the base estimate.

Investment Snapshot

Strategy Recommendation

Proceed only subject to viewing and full legal-pack review. The guide is materially below same-building completed sales, but absent rent, condition, leasehold-cost and disbursement evidence prevents a firm BTL, BRRR or flip recommendation.

Works Required

No specific defects or refurbishment requirements are evidenced. Obtain a viewing and review the legal pack, lease, service-charge information and any survey before allowing for works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £155,000 guide, the known purchase price plus administration fee would be £156,800 before works and other costs. A 75% refinance against the base GDV would be approximately £185,400, but cash left in cannot be calculated without refurbishment, leasehold and transaction-cost information.

Buy-to-Let Analysis

BTL yield cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is provided. The £1,800 administration fee is known, but service charges, ground rent, other disbursements and finance costs are not supplied.

Flip Analysis

The base GDV estimate is £247,200 against a £155,000 guide, but a reliable flip surplus cannot be calculated because works, selling costs, disbursements and other acquisition costs are unsupported. The comparables do not include sufficient unit-specific detail to confirm direct equivalence.

Investor Risks & Due Diligence

• No sufficiently specific rental evidence, so rental yield and BTL affordability cannot be established.

• Property condition and any refurbishment requirement are not evidenced.

• Service charge, ground rent and other leasehold costs are not supplied.

• Legal-pack disbursements may become payable on completion.

• Comparable sales lack supplied details on size, floor, bedroom configuration and condition, limiting GDV certainty.

Recommendation

Proceed only subject to viewing and full legal-pack review. The guide is materially below same-building completed sales, but absent rent, condition, leasehold-cost and disbursement evidence prevents a firm BTL, BRRR or flip recommendation.

Strategy Rating

Analysis Confidence

There are five same-building completed sales and a long lease, but no unit-specific comparable details, rental evidence, condition assessment, service-charge or ground-rent information, and potential disbursements are unknown.