103 Quainton Street, Neasden, London

Description

Semi-detached house offered by a Housing Association. The property comprises a reception room, kitchen, separate WC, three bedrooms, wetroom and rear garden. GIA approximately 79.52 sq m (856 sq ft). There is a lift in the property.

Accommodation

Ground floor: reception room, kitchen, separate WC. First floor: three bedrooms, wetroom. Rear garden. GIA approximately 79.52 sq m (856 sq ft).

Location

Situated on the north west side of Quainton Street. The shops and amenities of Neasden are to the east. Neasden underground station (Jubilee line) is approximately 0.9 miles to the south east. The A406 is to the east, providing links to the M1 motorway. Quainton Street Open Space is to the north.

Tenure / Property Information

Investment Analysis

The closest evidence is the same-address sale at £148,000 in 2000 and a nearby same-street semi-detached sale at £330,000 in May 2019. These transactions are historic and do not provide a reliable current market value. The £345,000+ auction guide is not a formal valuation or confirmed GDV. Current value, resale value and refurbishment economics therefore cannot be established from the supplied evidence.

Investment Snapshot

Strategy Recommendation

Do not commit at the guide without current comparable evidence, a survey, a detailed lift and services inspection, and confirmation of all auction and seller charges. Treat the property as an unquantified vacant-possession opportunity rather than an underwritten BTL, BRRR or flip.

Works Required

No specific defects or refurbishment requirements are evidenced. A full survey and inspection of the house, wetroom, lift, kitchen, services and garden are required before identifying or costing 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 because current GDV, refurbishment costs and market rent are unsupported. Refinance proceeds and cash left in are therefore unavailable. The existing lift and wetroom should be specifically assessed during due diligence.

Buy-to-Let Analysis

BTL analysis cannot be completed because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Gross yield, operating viability and maximum bid cannot be established. The property is stated to have vacant possession.

Flip Analysis

A flip assessment cannot be completed reliably. The only relatively recent comparable supplied is a same-street sale at £330,000 in 2019, which is not sufficient to establish a current GDV. No condition, works budget, selling costs or current resale evidence is provided.

Investor Risks & Due Diligence

• No sufficiently specific rental evidence or passing rent is supplied.

• The sold comparables are historic, with the latest supplied transaction completing in 2019.

• Property condition and refurbishment requirements are not evidenced.

• The lift, wetroom and building services require due diligence, but no inspection information is supplied.

• Buyer, administration and other seller or third-party charges are unspecified.

• EPC, council tax, parking and heating information are not supplied.

Recommendation

Do not commit at the guide without current comparable evidence, a survey, a detailed lift and services inspection, and confirmation of all auction and seller charges. Treat the property as an unquantified vacant-possession opportunity rather than an underwritten BTL, BRRR or flip.

Strategy Rating

Analysis Confidence

Evidence includes property particulars and historic sold comparables, but lacks current comparables, condition information, rental evidence, EPC, operating costs, buyer charges and a confirmed refurbishment budget.