108 Park West, Edgware Road, Paddington, London

Description

Self-contained eighth-floor flat comprising reception room, kitchen, bedroom and shower room. By Order of Receivers.

Accommodation

Eighth Floor - Reception Room, Kitchen, Bedroom, Shower Room

Location

Situated on the south side of Edgware Road in the heart of the West End. The extensive shops and amenities of Paddington, Marylebone and Central London are within easy reach. Edgware Road (Circle, Hammersmith & City and District lines) station is 0.4 miles to the north. The A5 (Edgware Road) and A40 (Westway) are accessible. Hyde Park is 0.2 miles to the south.

Tenure / Property Information

Investment Analysis

The supplied Land Registry sales are all within Park West and range from £440,000 to £570,000 for 2025-2026, with an older 2021 sale at £665,000. As flat sizes, floors, condition, lease terms and sale circumstances are not provided, precise comparability is not established. A cautious evidence-based scenario range is £440,000 to £570,000, with £541,000 used as the base GDV, reflecting the latest supplied sale rather than assuming the highest historic price.

Investment Snapshot

Strategy Recommendation

Investigate as a potential buy-to-let or value-led purchase only after confirming the flat’s condition, service charge, lease terms, mortgageability and achievable rent. Do not rely on the apparent discount to comparable sales without these checks.

Works Required

No refurbishment defects or required works are evidenced. The flat should be inspected before bidding, with particular attention to the kitchen, shower room, finishes and any leasehold or building-related obligations.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the base GDV of £541,000, a 75% refinance illustration is £405,750. However, refurbishment costs, buyer or administration charges, service charge and finance costs are not supplied. Cash required and cash potentially released therefore cannot be calculated reliably. The approximately 77-year lease and £100 annual ground rent require lender and lease review before relying on a refinance strategy.

Buy-to-Let Analysis

The advertised asking rent is £1,500 pcm, equivalent to £18,000 annually. At the £200,000 guide price this indicates a 9.0% gross yield before finance, service charge, ground rent, voids, maintenance, tax and acquisition costs. The rent is advertised rather than achieved, and service charge, council tax, EPC and other running costs are not supplied, so net returns cannot be assessed.

Flip Analysis

The supplied Park West sales support a broad value range of £440,000 to £570,000, with £541,000 as the base GDV. A flip surplus cannot be calculated because refurbishment costs, acquisition charges, finance costs and selling costs are not supplied. The value evidence also lacks size, condition and lease-comparison detail.

Investor Risks & Due Diligence

• Approximately 77 years remain on the lease, which may affect mortgageability, resale and extension cost.

• Service charge and other leasehold building costs are not supplied.

• The £1,500 pcm figure is an advertised asking rent, not an achieved passing rent.

• Flat size, condition and the comparability of the supplied Park West sales are not evidenced.

• Buyer premium, administration charge and other possible seller or third-party fees are unknown.

• Refurbishment, finance, selling and taxation costs are not supplied.

• The property is vacant, so there is no established passing rental income.

Recommendation

Investigate as a potential buy-to-let or value-led purchase only after confirming the flat’s condition, service charge, lease terms, mortgageability and achievable rent. Do not rely on the apparent discount to comparable sales without these checks.

Strategy Rating

Analysis Confidence

There are several same-block completed sales and one same-block advertised rental, but flat size, condition, service charge, EPC, lease details beyond the term, transaction costs and achieved rent are unavailable.