Flat C, 22 Longton Avenue, Lewisham, London

Description

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

Accommodation

Raised ground floor: one bedroom, reception room/kitchen, bathroom/WC and hallway. Outside: communal parking to the front and shared rear garden.

Location

Situated on Longton Avenue between Longton Grove and Wells Park Road in the Sydenham area of South East London, backing directly onto Wells Park. Nearby transport includes Sydenham Railway Station and local bus services. Road links include the South Circular Road (A205) and A212 (Sydenham Road). Local amenities are available in Sydenham Town Centre, with further shops, bars and restaurants in Crystal Palace, Forest Hill and Central London. Nearby open spaces include Crystal Palace Park, Mayow Park and Wells Park.

Tenure / Property Information

Investment Analysis

The £190,000 sale of 22 Longton Avenue on 9 February 2026 is the strongest evidence because it is the same address, although the supplied data does not confirm whether it is the same flat or its condition. The £265,000 sale of 16A is a weaker same-road reference; the £420,000 and £465,000 sales are materially less comparable without size, specification or condition details. A cautious base GDV of £190,000 is therefore used. The property is stated to require works, but no scope or cost is supplied.

Investment Snapshot

Strategy Recommendation

Do not bid on the supplied evidence alone. Reconsider only after confirming the exact comparable identity, inspecting the required works, obtaining current tenancy and rent information, reviewing the lease and special conditions, and pricing all buyer and seller charges.

Works Required

The listing confirms that works are required, but provides no specific defects or scope. Obtain a full inspection and contractor schedule before pricing works; no refurbishment allowance can be responsibly quantified from the evidence supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the cautious £190,000 base GDV, 75% refinance proceeds would be approximately £142,500. This does not establish a viable BRRR outcome because refurbishment costs, total acquisition costs, current rent and finance costs are unavailable. The approximately 87–88 years remaining on the lease should also be verified before relying on refinanceability.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The property is occupied under an AST that commenced on 27 March 2023 and is now holding over, so current rent, arrears, deposit, possession position and tenancy documentation require verification. At the £190,000 guide, the £1,800 contract documentation fee is already known, with possible further seller fees.

Flip Analysis

A £190,000 purchase at guide plus the known £1,800 documentation fee is already £1,800 above the cautious £190,000 GDV, before works, financing, selling costs or any seller charges. No supported flip surplus can therefore be calculated. The £265,000 same-road sale is not sufficiently detailed to underwrite as a resale value.

Investor Risks & Due Diligence

• Works are confirmed but their scope and cost are not provided.

• No sufficiently specific rental evidence is available, so rental yield cannot be calculated.

• The tenancy commenced in March 2023 and is stated to be holding over; current rent, arrears and possession position are unconfirmed.

• The lease has approximately 87–88 years remaining, subject to verification.

• The £1,800 contract documentation fee is payable, and the seller may charge additional completion fees.

• The same-road comparable prices vary substantially and lack size, specification and condition details.

• EPC is rated D.

Recommendation

Do not bid on the supplied evidence alone. Reconsider only after confirming the exact comparable identity, inspecting the required works, obtaining current tenancy and rent information, reviewing the lease and special conditions, and pricing all buyer and seller charges.

Strategy Rating

Analysis Confidence

There is a recent same-address completed sale and lease information, but the evidence lacks a works schedule, rental evidence, confirmed comparable specifications, full charges and detailed tenancy information.