Flat B, 4 Birkbeck Hill, Tulse Hill, London, SE21 8JS

Description

Vacant long leasehold self-contained first floor flat. The property comprises a reception room, two bedrooms, kitchen, bathroom and separate WC. GIA approximately 74.50 sq m (802 sq ft).

Accommodation

Reception Room, Two Bedrooms, Kitchen, Bathroom, Separate WC. GIA approximately 74.50 sq m (802 sq ft).

Location

The property is situated on the south east side of Birkbeck Hill. The shops and amenities of Norwood Road are to the south. Tulse Hill station is approximately 0.3 miles to the south west. The A205 (South Circular) is to the south and Brockwell Park is to the north.

Tenure / Property Information

Investment Analysis

Completed Land Registry evidence comprises leasehold flat sales on Birkbeck Hill ranging from £490,000 to £550,000 in 2025, with an older £325,000 sale in 2024. The comparables do not provide bedroom count, floor area, condition or specification, so they support only an indicative value range. A base GDV of £520,000 is used as the midpoint of the two most recent supplied sales, subject to survey and direct comparable verification.

Investment Snapshot

Strategy Recommendation

Investigate as a potential value-led resale or refinance opportunity, but do not bid on the apparent GDV spread alone. First verify the comparable properties, lease documentation, physical condition, legal pack and all buyer/seller charges.

Works Required

No specific defects or refurbishment requirements are evidenced. Obtain a full survey and confirm the condition of the kitchen, bathroom, WC, services, finishes, windows and communal elements before budgeting works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the indicative £520,000 base GDV, 75% refinance is £390,000. The strategy cannot be fully modelled because refurbishment costs, buyer or administration charges, finance costs and achievable rent are unavailable. The apparent spread to the £225,000 guide is not a reliable profit or cash-left-in figure without those costs and confirmation of GDV.

Buy-to-Let Analysis

BTL analysis cannot be completed because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The vacant possession status may allow letting after completion, but achievable rent, operating costs, finance costs and net yield remain unverified.

Flip Analysis

A potential resale spread is indicated by the supplied £490,000–£550,000 completed-sale evidence compared with the £225,000 guide. However, no refurbishment allowance, acquisition charges, finance costs, selling allowance or direct size-and-condition comparison is available, so a reliable flip surplus and maximum bid cannot be calculated.

Investor Risks & Due Diligence

• The supplied sold comparables lack bedroom, floor-area and condition details, limiting their reliability for this flat.

• No refurbishment or repair costs are evidenced, so total project cost cannot be established.

• No rental evidence is supplied, preventing reliable BTL yield analysis.

• Buyer premium, administration charges and other potential seller or third-party fees are unspecified.

• Leasehold service charges, reserve funds and other lease liabilities are not provided.

• The property is vacant, but post-completion letting demand and achievable rent are unverified.

Recommendation

Investigate as a potential value-led resale or refinance opportunity, but do not bid on the apparent GDV spread alone. First verify the comparable properties, lease documentation, physical condition, legal pack and all buyer/seller charges.

Strategy Rating

Analysis Confidence

The property description, tenure, lease term, guide price and several completed same-street sales are supplied, but rental evidence, condition, EPC, service-charge information, fees and comparable property details are missing.