Flat B, 22, Longton Avenue, LEWISHAM, London, SE26 6QZ

Description

Leasehold raised ground floor self-contained apartment requiring modernisation and works. Communal parking to the front and shared rear garden which in turn backs onto Green Flag winning Wells Park.

Accommodation

Raised Ground floor: Two bedrooms, reception room, kitchen, bathroom/WC and hallway. Outside: communal parking to the front and shared rear garden. Gross Internal Area GIA: approximately 63 sq m (678 sq ft).

Location

The property is situated on Longton Avenue, between its junctions with Longton Grove and Wells Park Road, within the highly regarded Sydenham area of South East London, backing directly onto Wells Park. Public transport links include Sydenham Railway Station and local bus services. Road links include the South Circular Road (A205) and the A212 (Sydenham Road). Shopping amenities are available in Sydenham Town Centre, Crystal Palace, Forest Hill and Central London. Recreational spaces include Crystal Palace Park, Mayow Park and Wells Park.

Tenure / Property Information

Investment Analysis

Evidence is limited and inconsistent. The closest supplied comparable, 22 Longton Avenue, sold for £190,000 on 9 February 2026, while 16A Longton Avenue sold for £265,000 on 16 January 2026. The subject is a 63 sq m, two-bedroom flat requiring modernisation, with approximately 80–81 years remaining on the lease. A cautious evidence-based GDV range is £190,000–£265,000, with a midpoint estimate of £227,500; this is not a formal valuation and does not adjust reliably for condition, lease length, service charge or exact specification.

Investment Snapshot

Strategy Recommendation

Proceed only after legal review of the approximately 80–81-year lease, service charge and ground rent confirmation, a full condition survey and a priced works schedule. Do not bid on a BTL or flip basis until rent and refurbishment costs are evidenced.

Works Required

Modernisation is required, but the supplied evidence does not specify the defects or scope. Obtain a full inspection and budget for only evidenced works, together with confirmation of leasehold costs, communal arrangements and any required consents.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR appraisal cannot be completed reliably without refurbishment costs, achievable rent, service charge, ground rent and finance assumptions. At the midpoint GDV, 75% refinance capacity is approximately £170,625, but the cash position cannot be calculated until purchase, works and other costs are known.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Service charge and ground rent are also unconfirmed. The £1,800 buyer documentation fee should be included in any completed appraisal, alongside any seller charges disclosed in the special conditions.

Flip Analysis

The supplied comparables indicate a broad potential resale range of £190,000–£265,000, but condition, lease term, specification and sale costs are not sufficiently evidenced. A flip surplus cannot therefore be calculated. The £1,800 buyer documentation fee and any seller charges would reduce returns.

Investor Risks & Due Diligence

• Approximately 80–81 years remain on the lease, with extension cost and lender acceptability unconfirmed.

• Annual service charge, ground rent and review details are unavailable.

• The property requires modernisation, but the extent and cost of works are unknown.

• No sufficiently specific rental evidence is supplied.

• Seller charges may apply under the special conditions of sale.

• Comparable sale prices vary materially and may reflect different size, condition or specification.

Recommendation

Proceed only after legal review of the approximately 80–81-year lease, service charge and ground rent confirmation, a full condition survey and a priced works schedule. Do not bid on a BTL or flip basis until rent and refurbishment costs are evidenced.

Strategy Rating

Analysis Confidence

There are several nearby completed sales and a direct same-address sale, but the evidence does not provide reliable refurbishment costs, rent, leasehold charges, detailed comparable specifications or seller fees.