London Flat 2, 16 Heslop Road, Balham, London

Description

Vacant leasehold self-contained first and second floor maisonette. GIA approximately 106.74 sq m (1,149 sq ft). The vendor will not accept offers prior to auction.

Accommodation

First floor: reception room, bedroom, kitchen, bathroom and separate WC. Second floor: two bedrooms.

Location

Located on the west side of Heslop Road. The shops, restaurants and bars of Balham are to the east. Balham rail and underground station (Northern line) is approximately 0.4 miles to the east. The A24 is to the east and Tooting Commons are to the south east.

Tenure / Property Information

Investment Analysis

The available evidence does not support a reliable GDV. The closest supplied evidence is for 1 Heslop Road rather than this property, with 2023 sales of £350,000 and £486,000, while older sales range from £445,000 to £745,000. The differing results, addresses and dates prevent a dependable valuation adjustment for this 1,149 sq ft three-bedroom maisonette.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. Obtain legal documents, inspect the property, verify the comparable sales and establish achievable rent and all auction-related costs before setting a bid limit.

Works Required

No condition, EPC or specification evidence is provided. Commission a full inspection and budget only for works identified by that inspection, together with any necessary statutory or safety compliance works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment is not supportable without a reliable GDV, refurbishment budget, rent evidence and known acquisition costs. The new 125-year lease at a peppercorn ground rent is noted, but refinance viability remains unquantified.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Gross yield, operating costs and debt service cannot therefore be assessed.

Flip Analysis

A flip appraisal cannot be completed reliably. The supplied sales are for another property and are inconsistent in value and date; condition, works cost, selling costs and a dependable resale value are unavailable.

Investor Risks & Due Diligence

• No sufficiently specific rental evidence or passing rent is available.

• Supplied comparable sales relate to 1 Heslop Road rather than the subject property and show materially inconsistent values.

• Property condition and refurbishment requirements are not evidenced.

• EPC, council tax, parking and heating details are unavailable.

• Buyer, administration and other seller or third-party charges are unspecified.

• Vacant possession means there is no supplied rental income at completion.

Recommendation

Do not bid on the current evidence alone. Obtain legal documents, inspect the property, verify the comparable sales and establish achievable rent and all auction-related costs before setting a bid limit.

Strategy Rating

Analysis Confidence

The property description and tenure are clear, but there is no condition, EPC, council tax, parking, heating, rental, buyer-fee or admin-fee evidence, and the supplied comparables are for a different address with materially inconsistent values.