Summary - 115 Abbey View, Garsmouth Way WD25 9DZ
2 bed 1 bath Flat
Auction buy-to-let with income and reconfiguration potential near Watford transport links.
Existing assured shorthold tenancy producing £10,865.88 per year
Guide price £75,000; sale by public auction 12 Nov 2025
Approx 700 sq ft; two bedrooms on the eleventh floor
Approximately 84 years remaining on the lease — needs renewal soon
Potential to reconfigure to three bedrooms, subject to consents
Community heating; mains gas and EPC D
System-built walls assumed uninsulated — likely retrofit costs
Area has above-average crime and local deprivation considerations
This eleventh-floor two-bedroom flat in a purpose-built tower offers a clear buy-to-let opportunity with an existing assured shorthold tenancy producing £10,865.88 per year. At approximately 700 sq ft the flat is larger than many city one-bed units and sits close to Watford Junction and local amenities, with Meridian Park within easy reach.
The property will be sold at public auction and is held on a lease with about 84 years remaining — a material issue that will need addressing promptly and may affect mortgageability and future value. The building is system-built with assumed no wall insulation and is served by a community heating scheme; the EPC is rated D.
There may be potential to reconfigure into a three-bedroom unit subject to consents, offering upside for hands-on investors. Buyers should note the area has above-average crime and is classified as deprived, which affects tenant demand and pricing. The sale is subject to existing tenancy (holding over) and buyers must review the legal pack and tenancy details before bidding.
Practical negatives: auction sale, shortish lease, communal heating and building fabric concerns, and local socio-economic challenges. Practical positives: existing income, larger-than-average floor area, transport links, potential to increase rent, and scope for reconfiguration and refurbishment-led value uplift.
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