Flat G, 64-66 Lavender Hill, Battersea, London

Description

Long leasehold lower ground floor self-contained flat. By order of the LPA Receivers. Purchasers are advised that the Receivers have not been receiving the rent.

Accommodation

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

Location

The property is 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 shops, bars and restaurants in Battersea, Clapham Junction town centre and nearby Northcote Road. Recreational spaces include Clapham Common and Battersea Park.

Tenure / Property Information

Investment Analysis

The supplied completed sales are highly variable: £345,000 and £407,250 for 64-66 Lavender Hill, with wider evidence from £145,000 to £550,000 on Lavender Hill. The latest same-address sale at £407,250 is used as the base GDV, with £345,000 as a low scenario and £550,000 as a high scenario. Differences in condition, lease terms, floor position and specification are not supplied, so this is indicative only.

Investment Snapshot

Strategy Recommendation

Do not commit at auction without reviewing the lease and special conditions, confirming all completion fees, and obtaining a survey and realistic rent assessment. Subject to satisfactory due diligence, the guide indicates potential value for a resale or rental strategy.

Works Required

Obtain a full condition survey and test services, heating and equipment. Review whether works are required to address the EPC E rating. No specific repair or refurbishment costs can be supported from the evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the base indicative GDV of £407,250, 75% refinancing would be approximately £305,438. Against the £175,000 guide plus the known £1,800 documentation fee, this appears to provide substantial headroom before works, seller charges, finance, tax and other costs. However, lease terms, refurbishment costs and additional completion fees are unknown, so cash-left-in and refinance viability cannot be confirmed.

Buy-to-Let Analysis

The two advertised one-bedroom rents range from £785 to £2,300 pcm, producing a very wide gross yield range of approximately 5.38% to 15.77% against the £175,000 guide. These are asking rents, not achieved rents. A reliable BTL assessment is not possible until the lease, service charge, ground rent, property condition and achievable rent are confirmed.

Flip Analysis

The base GDV is estimated at £407,250 using the latest same-address completed sale. A flip surplus cannot be calculated because refurbishment costs and a supported selling-cost allowance are unavailable. The wide comparable range and missing lease and condition information create substantial resale uncertainty.

Investor Risks & Due Diligence

• Lease length, service charge, ground rent, review provisions and other lease details are awaited.

• The seller may charge additional completion fees under the special conditions.

• Services, heating and equipment have not been tested.

• The property has an EPC rating of E.

• Rental evidence comprises advertised asking rents rather than achieved rents and varies from £785 to £2,300 pcm.

• Comparable sales range widely, including £145,000 to £550,000 on Lavender Hill.

• The property is vacant and no passing rent is evidenced.

Recommendation

Do not commit at auction without reviewing the lease and special conditions, confirming all completion fees, and obtaining a survey and realistic rent assessment. Subject to satisfactory due diligence, the guide indicates potential value for a resale or rental strategy.

Strategy Rating

Analysis Confidence

There are several relevant completed sales and rental listings, but comparable outcomes vary materially and key inputs are missing, including lease length, service charge, ground rent, condition, works cost, seller fees and achieved rent.