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See how verdicts work1-bedroom flat
For saleListed 4 daysAuction 11 Nov · in 17 days
Opportunity summary
See Archie’s verdict, returns by strategy and what to check before viewing.
About
Guide Price = £130,000+ **For Sale By Public Auction 11th November 2026 09:30 am.
To inspect the legal documents for this property go to our website to download the legal pack** A Vacant Second Floor One Bedroom Flat Tenure Leasehold.
The property is held on a 99 year lease from 15th March 2004 (thus approximately 76 years unexpired ). Location The property is situated on a residential road close to local shops and amenities.
The open spaces of Harebreaks Recreation Ground are within easy reach. Transport links are provided by Watford Junction overground station and Watford North rail station.
Description The property comprises a second floor one bedroom flat situated within a mixed use parade arranged over ground and two upper floors.
Accommodation Second Floor Reception Room Kitchen Bedroom Bathroom Further Information When purchasing a flat that has a short lease, it is important to understand that in addition to the purchase price, if you wish to extend the lease to 90+ years, you will need to pay a premium to the freeholder.
This is done by way of serving a Section 42 notice to the freeholder requesting a lease extension with a suggested price for the extension.
The freeholder has the right to refuse the offer and submit a counter notice with their suggested price. If you do not fully understand this process, please ask the auctioneers or a solicitor.
EPC Rating C
Value & comps
No previous sales on record.
See the independent valuation, upside vs guide, and per-strategy max bid for this lot. Sign in to see it.
Returns
Set an offer; the calculator follows it.
We're still gathering serviced-accommodation data for this area.
Archie refurb estimate: a Pro feature
0.0% below starting price
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All investment calculators, property analyses, and AI-generated insights are for informational purposes only. Property investment carries risk and may result in financial loss. All calculations should be independently verified and you should consult with FCA-authorised financial advisers before making any investment decisions.
Past performance does not guarantee future results. Tax implications vary by individual circumstances.
Deal
Properties like this can earn 2–3x BTL yields when converted to HMO, with retrofit costs around £10k/room. Sign in to see the full tier, yield projection, and cost breakdown.
Commercial properties like this can earn 30-50% higher yields when converted to residential under Class MA / Q / P / PA, with prior approval costing ~GBP 96/unit. Sign in to see the recommended route, yield uplift, and cost breakdown.
BRRR-suited properties can recycle 80-100% of investor capital on refi, leaving a high-yielding rental with most of the money out. Sign in to see the refurb cost stack, ARV projection, and refinance maths.
Detached + large garden = sub-division play. Pro tier unlocks the tier badge, plot size, uplift estimate, and regional land benchmark.
Short-lease flats trade at deep discount, but extending under the 1993 Act often costs far less than the discount. Pro tier unlocks the tier badge, premium breakdown, long-lease ARV and arbitrage maths.
See projected short-stay revenue vs a vanilla BTL for this property.
See real sub-let margins (HMO room rates & SA nightly rates) vs the landlord rent.
Area
Agent & docs
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FAQ
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