London Flat A, 2 Clitheroe Road, Stockwell, London, SW9 9DZ

Description

Vacant long leasehold self-contained ground floor flat with a reception room, bedroom, kitchen, bathroom, rear garden and GIA approximately 53.79 sq m (579 sq ft).

Accommodation

Reception room, bedroom, kitchen, bathroom and rear garden. GIA approximately 53.79 sq m (579 sq ft).

Location

Situated on the south west side of Clitheroe Road. Clapham North underground station (Northern Line) is approximately 0.4 miles south west. There is a range of shops and amenities to the south west along Clapham High Street. The A3 is to the west and Clapham Common is to the south west.

Tenure / Property Information

Investment Analysis

The supplied completed sales on Clitheroe Road range from £475,000 to £667,500, but they relate to different flat numbers and provide no floor areas, layouts, condition or other details allowing a reliable adjustment to this 579 sq ft ground floor flat. The repeated 2022 sales for 8 Clitheroe Road also indicate potentially unusual evidence. A supported GDV range cannot therefore be established. The £240,000+ guide is materially below the supplied sale prices, but the reason for that difference is unknown.

Investment Snapshot

Strategy Recommendation

Do not bid on a valuation-led basis until the sale comparables, subject condition, lease terms and all auction/seller charges are independently verified. If those checks support the apparent discount, consider the property for a value-focused purchase rather than relying on an unverified rental or flip model.

Works Required

No physical defects or refurbishment requirements are evidenced. Arrange a survey and inspect the kitchen, bathroom, decoration, services, windows and rear garden before bidding; no works allowance can be quantified from the supplied information.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed reliably because GDV, refurbishment cost, achievable rent, buyer costs and refinance terms are not sufficiently evidenced. The long new lease and vacant possession are positive structural features, but the value and refinance outcome require further comparable and survey evidence.

Buy-to-Let Analysis

The only rental evidence is an advertised £1,264 pcm asking rent for a different property, Flat 10 Eyot House. It is not sufficiently identified as comparable to this flat, and no auctioneer rent estimate is supplied. Subject rent and gross yield therefore cannot be established reliably. The property is vacant and has a new 990-year lease at a peppercorn ground rent.

Flip Analysis

The supplied Clitheroe Road sales suggest substantial value potential relative to the £240,000+ guide, but they are not adequately comparable because size, condition, layout and relevant flat characteristics are missing. No refurbishment or selling-cost allowance is supplied, so flip surplus and a reliable resale margin cannot be calculated.

Investor Risks & Due Diligence

• The supplied sold comparables are for different flat numbers and lack size, condition and layout details.

• One comparable address appears twice with materially different 2022 prices, creating uncertainty in the evidence.

• No subject rental evidence or auctioneer rent estimate is provided.

• No refurbishment cost, service charge, buyer premium, administration charge or other quantified fees are supplied.

• Additional seller or third-party charges may apply.

• Subject condition and the legal pack have not been provided.

Recommendation

Do not bid on a valuation-led basis until the sale comparables, subject condition, lease terms and all auction/seller charges are independently verified. If those checks support the apparent discount, consider the property for a value-focused purchase rather than relying on an unverified rental or flip model.

Strategy Rating

Analysis Confidence

The property description, tenure, lease length, guide and several same-road completed sales are supplied, but comparable sizes and condition, subject condition, rent, buyer costs, EPC, service charges and other key financial inputs are absent.