Upton Road South

277 Upton Road South, Bexley, Kent DA5 1QR

Guide Price: £390,000
Current Rental Income: £1,900 pcm (£22,800 pa)

Key Investment Highlights

• Large 3-bedroom first-floor flat in the heart of sought-after Bexley Village – a commuter-friendly, high-demand location
• Fitted kitchen, double-glazing, gas central heating – strong tenant appeal
• Spacious reception room and three well-proportioned bedrooms
• Located close to the train station (approx. 23 mins to Charing Cross) and excellent access to A2/M25
• Chain-free sale, 145-year lease, peppercorn ground rent (£4 pa), no service charge – exceptional buy-to-let terms
• Current assured shorthold tenancy commenced August 2025 on a 12-month term – immediate income in place

Property Description

Offered to the market chain-free, this impressive three-bedroom first-floor apartment presents an ideal opportunity for investors. The accommodation comprises a large reception room boasting a brick-built feature fireplace, coving, double-glazed windows and industrial-style radiators; a fitted kitchen with tiled flooring, built-in electric oven, gas hob, extractor, and space for fridge/freezer, washing machine and dishwasher; three bedrooms (with the third currently in use as an office), and a separate bath/shower room with vanity wash-hand basin, WC, walk-in shower, bath, and frosted double-glazed window.

Entrance hall is carpeted and includes dado rail and skirting. The property benefits from gas central heating and double glazing throughout.

The flat occupies a favoured position on Upton Road South in the heart of Bexley Village, just a short walk from the popular high street with its cafés, boutiques, and amenities, and boasts powerful school catchment credentials, including access to grammar schools. Transport links are excellent, with Bexley station within walking distance (approximately 23 minutes to Charing Cross) and easy access to the A2/M25 corridor by vehicle.

Lease details: 145-year lease, no service charge, peppercorn rent of £4 per year, and the obligation to pay half of the building insurance at around £500 per annum.

Investment Analysis – Returns & Yield

Purchase Price (Guide): £390,000
Annual Rental Income: £22,800
Gross Yield: 5.84%

This yield is attractive in the current market, especially given the low ongoing costs (no service charge, peppercorn ground rent), which help maximise net return.

Given the lease terms (145 years) and minimal landlord overheads, this property offers a strong investment proposition with stable income and a favourable long-term cost structure.

Capital Appreciation & Market Context

• In the London Borough of Bexley the average sold price in the last 12 months is approximately £438,404 (all property types).
• Specifically in the postcode sector “DA5 1”, the average price per square metre is £5,110, set within a range of £4,470-£5,580 per sqm for the middle 50% of recent deals. With this property being 102sq meters this produces a potential saving of around £125k.
• The area offers genuine value compared to central London, and it is identified as one of the capital’s most sensible entry points for buy-to-let investors.
• While the flat market typically appreciates at a slower rate than houses, the strong commuter links, local amenities, and low cost base (peppercorn rent, no service charge) improve overall value-prospects.

Illustrative appreciation assumptions:

• If the property price increases by, say, 2-3% per annum (conservatively), a 5-year capital growth might add £40,000-£60,000 to the value (i.e., a future value perhaps in the region of £430,000-£450,000).
• Over 10 years, at 2.5% pa, the value might rise to circa £500,000 assuming stable market conditions.

Combined with the rental yield, the total return profile becomes compelling: income plus capital growth.

Why This Property Stands Out

• Minimal landlord costs: no service charge, peppercorn ground rent (£4 pa) – avoids the common pitfall of heavy running-costs in leasehold flats.
• Located in a popular commuter zone with strong tenant demand, helping maintain occupancy and income stability.
• Chain-free sale simplifies the transaction and shortens completion times – beneficial for cash-flow focused investors.
• Three bedrooms broaden the tenant market (families, sharers), allowing flexibility and potentially commanding strong rent.
• Excellent school catchment area adds to demand for good tenants and mid-to-long-term value retention.

Risks & Considerations

• As with any flat investment, ensure the internal condition, heating system and building structure are well maintained to avoid surprise major costs.
• Leasehold: although 145 years is long, investors should check any future restrictions, rights and responsibilities. The insurance-split (half the building insurance) should be monitored for increases.
• Appreciation projections are subject to market conditions; while this is a strong location, flat values may appreciate slower than houses.
• Future tenant-turnover and voids: whilst location is strong, always allow a buffer in your cash-flow modelling.

Summary

This is a rare and well-priced opportunity: a 3-bed first floor flat in Bexley Village, generating £22,800 p.a. from rent, offered at £390,000 with chain-free terms and minimal landlord overheads. The gross yield of c. 5.8% is robust, especially given the favourable lease terms and market context. Coupled with conservative capital growth potential, this property is particularly suitable for the buy-to-let investor seeking a reliable income stream and value retention in a strong commuter location.

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