Freehold of Rutland Place, The Rutts, Bushey, Hertfordshire, WD23 1ND

Description

A Freehold Detached Block Arranged to Provide Sixty Two Flats (All Sold Off on Long Leases at Peppercorn Ground Rents). Potential for a Single Storey Extension to Create Further Flats (Subject to Obtaining all Relevant Consents). The property comprises a detached block arranged to provide sixty two flats across lower ground, ground and three upper floors.

Accommodation

Sixty two flats across lower ground, ground and three upper floors.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of King George Recreation Ground are within easy reach. Transport links are provided by Stanmore underground station (Jubilee line) and Bushey rail station.

Tenure / Property Information

Investment Analysis

The £20,000+ guide is not a supported market value. No completed comparables, GDV evidence, rental evidence, EPC, council tax, parking or operating-cost information is supplied. The freehold comprises 62 flats already sold on long leases at peppercorn ground rents, so the asset appears to offer no evidenced rental income. The potential extension is expressly subject to all relevant consents and cannot be valued from the supplied evidence. The £1,800 administration charge is known, but buyer premium, disbursements and other special-condition costs are uncertain.

Investment Snapshot

Strategy Recommendation

Do not bid on the supplied evidence alone. Obtain and review the legal pack, lease terms, freeholder obligations, service-charge position, title information and planning feasibility, then obtain specialist valuation advice on the freehold reversion and any extension potential.

Works Required

No refurbishment works are evidenced. A potential single-storey extension to create further flats is mentioned, but this remains subject to obtaining all relevant consents and cannot be costed or relied upon.

Rental & Market Context

Potential BRRR Position

BRRR is not assessable from the evidence. There is no supported GDV, refurbishment budget, rental income, refinance valuation or evidence of additional borrowing capacity. The existing lease structure and peppercorn ground rents materially limit the evidenced income case.

Buy-to-Let Analysis

A conventional BTL yield cannot be established because no passing rent or sufficiently specific rental evidence is supplied. All 62 flats are sold on long leases at peppercorn ground rents, indicating no evidenced meaningful current freeholder rent stream. Buyer premium, disbursements and other acquisition costs are also unknown.

Flip Analysis

A flip surplus cannot be calculated because there are no comparable sales, GDV, refurbishment costs or supported selling allowance. The extension opportunity is only potential and depends on consents, so it should not be included in a resale appraisal.

Investor Risks & Due Diligence

• All 62 flats are sold on long leases at peppercorn ground rents, with no evidenced meaningful current rental income.

• The potential single-storey extension is subject to all relevant consents and has no supplied planning, valuation or cost evidence.

• Buyer premium, disbursements and other special-condition costs are not quantified.

• No completed sales comparables or sufficiently specific rental evidence are supplied.

• The legal and financial obligations associated with the freehold and 62 long leases require confirmation from the legal pack.

Recommendation

Do not bid on the supplied evidence alone. Obtain and review the legal pack, lease terms, freeholder obligations, service-charge position, title information and planning feasibility, then obtain specialist valuation advice on the freehold reversion and any extension potential.

Strategy Rating

Analysis Confidence

The evidence confirms the freehold structure, 62 flats, long leases and peppercorn ground rents, but provides no completed comparables, rent, GDV, costs, condition, planning evidence or full acquisition-cost schedule.