Flat B, 45 Landor Road, Stockwell, London

Description

A three bedroom first and second floor flat. Externally the property benefits from a private section of rear garden. In need of modernisation. Vacant.

Accommodation

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

Location

Located on Landor Road, between Clapham Road and Stockwell Road. Local shops and markets are available along Clapham Road and in nearby Clapham High Street, with a wide range of amenities in the surrounding area. Recreational amenities include nearby parks and open spaces such as Clapham Common. Transport links include Clapham North and Stockwell stations as well as road access via the A3 and A23. Transport Clapham North - Northern. Clapham High Street - Windrush. Stockwell - Northern / Victoria. Brixton - Victoria / Southeastern.

Tenure / Property Information

Investment Analysis

Five completed Landor Road flat sales range from £499,950 to £630,000. However, bedroom count, floor area, condition, garden provision and lease terms are not supplied for the comparables, so they provide only a broad, unadjusted market reference. A provisional base GDV of £560,000 is used, with low and high scenarios based on the observed comparable range. This is low-confidence and should not be treated as a formal valuation.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. Obtain the legal pack, confirm the new lease terms and charges, inspect the flat, obtain a refurbishment quote and establish achievable rent before considering a capped flip or BRRR bid.

Works Required

Modernisation is required, but the evidence does not specify the extent of works. Obtain a survey and contractor quotations before bidding. Potential works may include updating finishes and fixtures, subject to inspection; no structural, services or other defects should be assumed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A provisional £560,000 GDV implies 75% refinance proceeds of approximately £420,000. BRRR feasibility cannot be calculated because refurbishment cost, buyer charges, finance costs and achievable rent are unavailable. The new 990-year lease is stated, but the legal pack should confirm its exact terms and any ongoing lease liabilities.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The guide price excludes the buyer fee and potentially VAT, while refurbishment costs are also unknown. Confirm achievable rent, service-charge liability, ground rent and all acquisition costs before assessing yield.

Flip Analysis

The completed sales provide an unadjusted GDV range of £499,950 to £630,000, with a provisional base of £560,000. A flip surplus cannot be calculated because refurbishment costs, buyer charges, VAT position, selling costs and finance costs are not supplied. The property is described as needing modernisation, creating execution and cost uncertainty.

Investor Risks & Due Diligence

• Comparable sales lack bedroom, floor-area, condition and garden details, limiting GDV reliability.

• The flat requires modernisation but no detailed schedule or cost estimate is supplied.

• Buyer fees and potentially VAT are excluded from the guide price.

• Seller charges and VAT treatment may be disclosed only in the legal pack.

• No rental evidence is available, so BTL yield and debt-service coverage cannot be assessed.

• The legal pack should be reviewed to confirm the 990-year lease terms and ongoing lease liabilities.

• No parking, heating or council-tax information is supplied.

Recommendation

Do not bid on the current evidence alone. Obtain the legal pack, confirm the new lease terms and charges, inspect the flat, obtain a refurbishment quote and establish achievable rent before considering a capped flip or BRRR bid.

Strategy Rating

Analysis Confidence

There are five same-road completed sales and a stated provisional new lease, but the comparables lack key attributes, while rent, works cost, fees, service charges, ground rent and selling costs are unavailable.