Flat 97 Douglas Buildings, Marshalsea Road, Borough, London, SE1 1JW

Description

A two bedroom second floor flat. The property forms part of a purpose built block. In need of modernisation. Vacant.

Accommodation

Second Floor - Entrance Hallway, Reception Room, Kitchen, Two Bedrooms, Bathroom/WC.

Location

Located near the junction of Sanctuary Street and Marshalsea Road. Local amenities are available along Borough High Street Road. Recreational amenities are nearby with Borough Market in close proximity as well as green spaces such as Mint Street Park. Transport links via Borough station. Transport Borough - Northern.

Tenure / Property Information

Investment Analysis

Recent completed sales recorded in Douglas Buildings range from £305,000 to £357,500 for 2024–2025 transactions, with an average of £334,375. The comparables are not identified by bedroom count, floor, size or condition, so this is an indicative building-level estimate rather than a precise flat valuation. The 2015 sale at £560,000 is materially older and has not been used in the base estimate. The £220,000 guide represents a substantial discount to the indicative base value, but modernisation costs, buyer fees, seller charges, VAT and lease/legal matters are not quantified.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the legal pack and obtaining a detailed inspection and refurbishment quotation. The evidence does not currently support a reliable BTL, BRRR or flip bid decision.

Works Required

Modernisation of the vacant two-bedroom flat is required, but the evidence does not specify the condition or scope of works. Obtain a full inspection, refurbishment schedule and contractor pricing before bidding. Review the legal pack, including the proposed 990-year lease, service charge and other lease terms.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

The indicative base GDV is £334,375, giving a theoretical 75% refinance amount of £250,781.25. However, refurbishment costs, purchase costs, buyer/admin fees, seller charges, VAT, finance costs and achievable rent are unknown, so cash left in and BRRR viability cannot be calculated reliably.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Service charges, council tax, heating and other operating costs are also unavailable. The property is vacant and has an EPC rating of F, which may require further consideration before letting.

Flip Analysis

Using the indicative base GDV of £334,375 against the £220,000 guide suggests a gross price spread of £114,375 before refurbishment, acquisition, finance, selling and tax costs. A reliable flip surplus cannot be calculated because the works allowance and applicable transaction or selling costs are unsupported.

Investor Risks & Due Diligence

• Comparable sales are not matched by size, bedroom count, floor or condition.

• The flat is stated to need modernisation, but no works scope or cost is provided.

• No sufficiently specific rental evidence is available, preventing yield analysis.

• The EPC rating is F.

• Buyer fees, VAT and possible seller charges are not quantified.

• The proposed 990-year lease and other legal and lease terms require review in the legal pack.

• Service charge, council tax, heating and parking information are unavailable.

Recommendation

Proceed only after reviewing the legal pack and obtaining a detailed inspection and refurbishment quotation. The evidence does not currently support a reliable BTL, BRRR or flip bid decision.

Strategy Rating

Analysis Confidence

There are several recent completed sales in the same building, but the evidence does not confirm comparable flat size, bedrooms, floor, condition or lease terms. Rent, refurbishment costs, service charges, buyer fees and other project costs are unavailable.