Wrotham Court, Wrotham Road, Gravesend, Kent

Description

A substantial and impressive modern purpose-built development comprising 23 apartments in two blocks, located close to the town centre and convenient for the mainline railway station. The majority of the apartments have two bedrooms. There are three one-bedroom apartments and one three-bedroom apartment. Block A has lift access to the upper floors.

Accommodation

23 flats in two blocks: 19 two-bedroom apartments, three one-bedroom apartments and one three-bedroom apartment. There are 23 bathrooms.

Location

Close to Gravesend town centre and the mainline commuters railway station.

Tenure / Property Information

Investment Analysis

Wrotham Court comprises 23 purpose-built flats totalling 44 bedrooms, with 18 flats let and five vacant. The £3,875,000–£3,975,000 guide equates to approximately £168,478–£172,826 per flat, but no reliable GDV can be established from the supplied evidence. The sold comparables are terraced houses on Wrotham Road and are not sufficiently comparable to this multi-unit apartment investment. No specific rental evidence, passing rents, condition assessment, refurbishment budget or stated valuation is supplied.

Investment Snapshot

Strategy Recommendation

Proceed only after full legal, tenancy, condition, service-charge, rent-roll and valuation due diligence. Do not rely on a BTL, BRRR or flip strategy until income, costs and GDV are independently supported.

Works Required

No specific defects or required works are evidenced. Obtain a full condition survey and confirm the condition of the flats, common parts, lifts, parking areas and building services before budgeting any works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed without supported rental income, refurbishment costs, a defensible GDV and finance assumptions. The five vacant flats may provide letting or operational upside, but this cannot be quantified from the evidence.

Buy-to-Let Analysis

BTL returns cannot be calculated because no passing rents, advertised rents or auctioneer rent estimate are supplied. Eighteen flats are let on Assured Periodic Tenancies and five are vacant, so tenancy schedules, rents, deposits, arrears and vacant-flat marketing prospects require verification.

Flip Analysis

A flip analysis cannot be supported. No refurbishment scope or cost is provided, and the available comparables are terraced houses rather than comparable apartment transactions. The guide price and unspecified additional fees would also need to be included in any project appraisal.

Investor Risks & Due Diligence

• Five of the 23 flats are vacant, creating void and letting risk.

• Passing rents and tenancy details for the 18 let flats are not supplied.

• No sufficiently specific rental comparables or auctioneer rent estimate are available.

• No condition, refurbishment or lifecycle-cost evidence is supplied.

• EPC ratings and Council Tax bands are not stated in the source text.

• Buyer, administration and other non-optional fees are unspecified and may be payable in addition to the bid price.

• The supplied sold comparables are terraced houses and may not support an apartment-block valuation.

Recommendation

Proceed only after full legal, tenancy, condition, service-charge, rent-roll and valuation due diligence. Do not rely on a BTL, BRRR or flip strategy until income, costs and GDV are independently supported.

Strategy Rating

Analysis Confidence

The property description and occupancy are detailed, but there is no usable rental evidence, no condition or works information, no comparable apartment sales, no GDV, and auction fees are unspecified.