London Oyster Wharf, 18 Lombard Road, Battersea, London

Description

Investment secured upon an end of terrace building, internally arranged to provide nineteen self-contained flats. The lessees have lost their rights of pre-emption. The freeholder has the right to manage and insure the building.

Accommodation

Nineteen self-contained flats.

Location

The property is located off Lombard Road, overlooking the River Thames. A wide range of local shops, restaurants and amenities is available within walking distance within Battersea. Clapham Junction station is approximately 0.6 miles away. The A3 is within easy reach, providing a connection to the M25 motorway. Battersea Park is easily accessible to the east.

Tenure / Property Information

Investment Analysis

The interest offered is a long leasehold ground-rent investment secured on a building containing nineteen flats, not an individual flat or the freehold. The £350 p.a. ground rent reserved under Flat 14's lease has not been charged by the vendor. The supplied sold comparables relate to flats at Oyster Wharf and do not establish the value of this ground-rent interest. No capitalisation yield, passing income evidence, rental evidence or relevant ground-rent comparable is supplied. Accordingly, a market value, GDV and supportable maximum bid cannot be established from the evidence.

Investment Snapshot

Strategy Recommendation

Proceed only after specialist legal and valuation due diligence confirms the enforceable and recoverable value of the reserved ground rent. On the supplied evidence alone, do not set a bid above the guide as a value conclusion cannot be supported.

Works Required

No refurbishment works are evidenced. The investment requires legal and financial due diligence on the ground-rent entitlement, lease terms, collection history and management/insurance arrangements.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR strategy is not supported by the evidence. There is no refurbishment case, residential rent evidence, GDV for the ground-rent interest or refinance valuation basis. The £350 p.a. reserved rent also cannot be treated as passing income without confirming entitlement and recoverability.

Buy-to-Let Analysis

This is not presented as a buy-to-let flat investment. No sufficiently specific rental comparable or auctioneer rent estimate is supplied, and the only stated income is a £350 p.a. ground rent reserved under Flat 14's lease which the vendor has not charged. A reliable BTL or income yield cannot therefore be established.

Flip Analysis

A resale surplus cannot be calculated. The supplied sales are transactions of flats at the building rather than the offered long leasehold ground-rent interest, and no selling allowance or valuation evidence for this interest is provided.

Investor Risks & Due Diligence

• The vendor has not charged the £350 p.a. ground rent reserved under Flat 14's lease.

• The legal enforceability, recoverability and arrears position of the reserved ground rent are not supplied.

• The sold comparables are for individual flats and may not represent the value of this long leasehold ground-rent interest.

• Buyer, administration and other potential seller or third-party charges are not quantified.

• The freeholder has the right to manage and insure the building, but the financial and contractual implications are not supplied.

Recommendation

Proceed only after specialist legal and valuation due diligence confirms the enforceable and recoverable value of the reserved ground rent. On the supplied evidence alone, do not set a bid above the guide as a value conclusion cannot be supported.

Strategy Rating

Analysis Confidence

The property interest is described, but there is no relevant ground-rent valuation evidence, no passing-income confirmation, no capitalisation yield, no rental evidence and no buyer/admin fee schedule.