Flat C, 36 Egerton Gardens, Knightsbridge, London

Description

A One Bedroom lower ground floor flat. Subject to a regulated tenancy. Currently producing £21,204.00 per annum. Conveniently located for the sought after shopping and recreational amenities of Knightsbridge. A lower ground floor flat.

Accommodation

Lower Ground Floor - Two Rooms, Kitchenette, Bathroom/WC

Location

Located near to the junction of Egerton Gardens and Egerton Terrace. An extensive range of shopping facilities can be found nearby in the centre of Knightsbridge. Recreational amenities of Hyde Park and Kensington Gardens are easily accessible. Transport: South Kensington Underground (Circle Line, District Line, Piccadilly Line).

Tenure / Property Information

Investment Analysis

The subject is a one-bedroom leasehold flat in the same Egerton Gardens location as the supplied comparable evidence. Same-building completed sales range from £515,000 to £675,000, with the latest supplied sale at £585,000. An indicative evidence-based GDV range of £515,000–£675,000 is used, with £585,000 as the base case. However, the comparables lack size, condition and tenancy details, and the subject is occupied under a regulated tenancy, so this is not a formal valuation or a confirmed vacant-possession value. The property currently produces £21,204 per annum, equivalent to £1,767 per month. The £2,652 per month rental listing is an advertised asking rent and may not be achievable for this occupied regulated tenancy.

Investment Snapshot

Strategy Recommendation

Consider as an income-producing hold only after reviewing the regulated tenancy, rent history, lease and lenderability. Do not rely on vacant possession, the advertised rent or a flip value without further evidence.

Works Required

No repair, refurbishment or condition works are identified in the supplied evidence. No refurbishment allowance has therefore been assumed. Any works, compliance requirements and access constraints should be established through legal and physical due diligence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the indicative £585,000 base GDV, 75% of GDV is £438,750. A complete BRRR calculation cannot be established because refurbishment costs, buyer or seller charges, finance costs and the purchase price achieved are not supplied. Refinancing may also be affected by the existing regulated tenancy and leasehold terms.

Buy-to-Let Analysis

At the current passing rent of £21,204 per annum, the gross yield on the £350,000 guide is approximately 6.06%, before finance, tax, management, maintenance and other costs. The £2,652 pcm figure is only an advertised asking rent and should not be underwritten as achievable. The regulated tenancy is the key BTL consideration and may restrict rent increases, possession and management flexibility.

Flip Analysis

The supplied comparable evidence indicates an indicative value range of £515,000–£675,000, but the property is occupied under a regulated tenancy. No vacant-possession assumption, refurbishment budget, selling costs or auction charges can be supported, so a reliable flip surplus cannot be calculated. A conventional flip case is not demonstrated by the evidence.

Investor Risks & Due Diligence

• The flat is occupied under a regulated tenancy, creating uncertainty over possession, rent increases and resale value.

• The supplied comparable sales do not include floor area, bedroom configuration, condition or tenancy status, limiting direct comparability.

• Buyer fees, VAT and possible seller charges are not specified and could materially increase acquisition cost.

• The lease runs from 21 April 2011 to 22 September 2105, leaving approximately 79 years from the current analysis date; lease terms and liabilities require review.

• The £2,652 pcm rental evidence is an advertised asking rent rather than achieved rent and may not apply to the existing regulated tenancy.

• No condition, refurbishment, service-charge, ground-rent, EPC, council-tax or finance-cost information is supplied.

Recommendation

Consider as an income-producing hold only after reviewing the regulated tenancy, rent history, lease and lenderability. Do not rely on vacant possession, the advertised rent or a flip value without further evidence.

Strategy Rating

Analysis Confidence

Passing rent, tenure, tenancy status, lease dates and several same-building completed sales are supplied, but comparable property details, condition, floor area, charges, works, lease liabilities and tenancy documentation are absent.