Flat G, 64-66, Lavender Hill, Battersea, London, SW11 5RQ

Description

Long leasehold lower ground floor self-contained flat. By order of the LPA Receivers.

Accommodation

Lower ground floor: one bedroom, open plan reception/kitchen, bathroom/WC. Gross Internal Area GIA approximately 63 sq m (678 sq ft).

Location

Situated on Lavender Hill between its junctions with Shirley Grove and Ashley Crescent. Public transport links include Clapham Junction mainline rail station and local bus services. Road links include the A3 and A205 (South Circular Road). Shopping amenities are available locally within Lavender Hill and Clapham Junction, with further shops, bars and restaurants in Battersea, Clapham Junction town centre and nearby Northcote Road. Recreational pursuits include Clapham Common and Battersea Park.

Tenure / Property Information

Investment Analysis

The £415,000 March 2024 transaction at 64-66 Lavender Hill is the most relevant supplied evidence, although it is not confirmed to be the same flat or identical accommodation. The £345,000 December 2022 transaction at the same address provides a lower historical reference. Nearby sales at £550,000 and £580,000 are less directly comparable, while the £145,000 sale at number 66 has insufficient detail to establish comparability. A cautious evidence-based base GDV is therefore £415,000, with a broad indicative range of £345,000 to £550,000. The guide represents a substantial apparent discount, but lease terms, condition, fees and exact comparable-unit details remain unverified.

Investment Snapshot

Strategy Recommendation

Proceed only subject to confirming the lease, service charge, ground rent, special conditions, physical condition and resale comparability. At the guide, investigate as a potential value opportunity, but do not rely on BTL or BRRR returns until rent and lease costs are established.

Works Required

No specific defects or refurbishment requirements are evidenced. Obtain a viewing, inspection and legal-pack review before budgeting works. The EPC is rated E, but no costed improvement scope is supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £415,000 evidence-based base GDV, a 75% refinance would be approximately £311,250. However, total project cost cannot be established because refurbishment costs, leasehold charges, seller fees and other completion costs are unknown. The apparent guide-price discount should not be treated as available equity until the lease and exact comparable evidence are verified.

Buy-to-Let Analysis

BTL analysis cannot be completed because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Service charge, ground rent and lease length are also unknown, preventing a reliable net-cost or yield assessment.

Flip Analysis

A flip surplus cannot be calculated reliably because refurbishment costs, seller fees, leasehold costs and any applicable special-condition charges are unknown. The resale evidence is also not confirmed to relate to this exact flat. The apparent gross spread between the £220,000 guide and £415,000 base GDV requires substantial due diligence.

Investor Risks & Due Diligence

• Lease length, service charge, ground rent and review provisions are unknown.

• Additional seller fees may be payable under the Special Conditions of Sale.

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

• The EPC is rated E.

• The sold comparables are not confirmed to match this one-bedroom, 63 sq m lower ground floor flat.

• Refurbishment costs and physical condition are not evidenced.

Recommendation

Proceed only subject to confirming the lease, service charge, ground rent, special conditions, physical condition and resale comparability. At the guide, investigate as a potential value opportunity, but do not rely on BTL or BRRR returns until rent and lease costs are established.

Strategy Rating

Analysis Confidence

There is useful same-address sold evidence and a stated guide price, but the comparables are not confirmed to be the same unit. Lease terms, condition, rental evidence, service charge, ground rent and possible seller fees are outstanding.