Flats A-C, 16 Woolwich Road, Greenwich, London

Description

A substantial semi-detached property over four storeys. The property is arranged as three self-contained flats (2 x 1 bedroom and 1 x 5 bedrooms). Externally the property benefits from front and rear gardens. In need of refurbishment. Extension / development potential subject to requisite consents. Vacant.

Accommodation

Ground Floor - Entrance Hallway, Reception Room, Kitchen, Bathroom/WC, Bedroom. First Floor - Reception Room, Kitchen, Bathroom/WC, Bedroom. Second Floor - Reception Room, Kitchen, Shower Room/WC, Two Bedrooms. Third Floor - Three Bedrooms.

Location

The property is situated on Woolwich Road in Greenwich, within the Royal Borough of Greenwich. Local shops and everyday services are available within Greenwich and nearby Charlton, with further retail and leisure amenities accessible in Greenwich town centre. Recreational amenities include nearby open spaces such as Greenwich Park and riverside walks along the River Thames, with additional leisure and cultural facilities available throughout. Transport links include Westcombe Park and Maze Hill railway stations and road access via the A206 and A102. Transport Westcombe Park - Thameslink, southeastern.

Tenure / Property Information

Investment Analysis

The £775,000 guide is the only current price evidence supplied. The two Land Registry comparables are for the same address but are historic 2003 and 1996 transactions, relate to a flat/maisonette, and are not sufficiently comparable to the whole seven-bedroom property arranged as three flats. No supported GDV, refurbishment budget, rental evidence or auctioneer rent estimate can therefore be established.

Investment Snapshot

Strategy Recommendation

Do not bid on the supplied evidence alone. Obtain a full inspection, refurbishment quotations, planning and licensing advice, current whole-property valuation evidence and rental assessments before deciding between retained investment and resale.

Works Required

Refurbishment is required, but the supplied evidence does not specify the defects or scope. Any works assessment should be based on an inspection of the three flats, kitchens, bathrooms, services, finishes, common areas and external gardens. Extension or further development should only be considered subject to the requisite consents.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed because there is no supported post-refurbishment GDV, refurbishment budget, rent, finance cost or refinance valuation. The vacant freehold structure may be suitable for investigation, but the three-flat arrangement and any required consents or compliance matters need verification.

Buy-to-Let Analysis

The property is vacant and arranged as three self-contained flats, but no sufficiently specific rental comparables or auctioneer rent estimate are supplied. Rental income and gross yield cannot therefore be established. Refurbishment requirements and any compliance or operational issues should be verified before considering a buy-to-let strategy.

Flip Analysis

A flip appraisal cannot be supported. The only price evidence is the £775,000 guide, while the available sold comparables are historic flat transactions at the same address and are not comparable to the whole property. Both refurbishment cost and resale GDV remain unsupported.

Investor Risks & Due Diligence

• The property is stated to be in need of refurbishment, but the scope and cost of works are unknown.

• The three self-contained flat arrangement may require verification of planning, building regulation and other compliance matters.

• Extension or development potential is expressly subject to requisite consents and is not a relied-upon value assumption.

• No sufficiently specific rental evidence or auctioneer rent estimate is supplied.

• The available sold comparables are historic transactions for a flat/maisonette and are not sufficiently comparable to the whole property.

• The auction guide excludes potential buyer fees, VAT and other seller charges, which are not quantified.

Recommendation

Do not bid on the supplied evidence alone. Obtain a full inspection, refurbishment quotations, planning and licensing advice, current whole-property valuation evidence and rental assessments before deciding between retained investment and resale.

Strategy Rating

Analysis Confidence

The evidence confirms tenure, vacancy, layout, guide price and general refurbishment need, but provides no reliable current comparable valuation, rental evidence, refurbishment budget, buyer fees or detailed condition information.