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See how verdicts work2-bedroom flat · SE25 5EX
For saleReduced £10.5k (−3.4%) on 20 OctListed 45 days
Opportunity summary
See Archie’s verdict, returns by strategy and what to check before viewing.
About
Situated in the desirable Watson Place, London, this charming first-floor flat offers a perfect blend of modern living and serene surroundings.
Built in 2014, this purpose-built property spans an impressive 678 square feet and features two generously sized double bedrooms.
At the heart of the home lies a bright and spacious reception room, seamlessly connected to a y kitchen fitted with integrated appliances.
From the reception room, you can step out onto your private balcony, which offers open views across parklands, making it an ideal spot to unwind and enjoy the evening sunsets.
The second bedroom is equally versatile, providing the perfect space for a dedicated home office or guest room.
For those commuting into the city, Norwood Junction Station is conveniently located nearby, offering swift and direct connections to Central London, including London Victoria and London Bridge, as well as access to the Overground line to Highbury.
This property is not just a home; it is a lifestyle choice, combining comfort, convenience, and a touch of nature in the heart of London. Entrance Communal entrance. Entry phone system.
Stairs to all floors. Lift to all floors. Entrance Hall Entry phone handset. Walk-in storage cupboard. Carpet as laid.
Reception Roomm (4.70m x 3.28m (15'5 x 10'9)) UPVC double glazed windows to front and side. Two radiators. Carpet as laid. UPVC double glazed door to balcony.
Kitchen Area (3.30m x 1.93m (10'10 x 6'4)) Range of wall and base units with work surfaces over. Single drainer sink unit. Built-in oven, hob and extractor hood. Built-in washing machine.
Cupboard housing boiler. Tiled flooring. Bedroom One (4.17m x 2.87m (13'8 x 9'5)) UPVC double glazed windows to front. Radiator. Carpet as laid. Door to En-suite shower room.
En-Suite Shower Room Shower cubicle. Low level WC. Heated towel rail. Pedestal wash hand basin. Tiled flooring. Bedroom Two (3.05m x 3.00m (10'0 x 9'10)) UPVC double glazed window to side. Radiator.
Carpet as laid. Bathoom Panelled enclosed bath. Pedestal wash hand basin. Low level WC. Heated towel rail. Tiled flooring. Parking Residents Parking.
Tenure "We are advised that the tenue is Leasehold with 111 years remaining, Ground Rent £300.00pa and Service charge £1850.00pa". Authority London Borough Of Croydon.
Band C £2311.05 **Please note that any services, heating system or appliances have not been tested, and no warranty can be given or implied as to their working order. **
Value & comps
No previous sales on record.
Returns
Set an offer; the calculator follows it.
Short-let restrictions apply
We're still gathering serviced-accommodation data for this area.
Archie refurb estimate: a Pro feature
0.0% below asking
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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.
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FAQ
About 5, Watson Place, London
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