11 Wellesley Court, Maida Vale, London, W9 1RG

Description

Leasehold self contained flat. Full vacant possession.

Accommodation

Bedroom, reception room, kitchen, bathroom/WC

Location

Situated within Maida Vale. Public transport is provided by local bus routes and a choice of Maida Vale, Warwick Avenue or St Johns Wood London Underground Stations (Bakerloo or Jubilee Lines). Maida Vale or St Johns Wood provide shopping amenities, cafes, bars and restaurants, with recreational pursuits available at Paddington Recreation Ground, Lords Cricket Ground or Regents Park.

Tenure / Property Information

Investment Analysis

The supplied completed sales are all within Wellesley Court and range from £280,000 to £475,000, with the latest sale at £475,000 on 16 March 2026. The evidence does not provide floor areas, bedroom details, condition or exact comparability, so a precise valuation is not supportable. An evidence-based HB scenario range of £385,000–£475,000 is used, with £425,000 as the base GDV estimate. The £1,800 inclusive buyer administration charge is known, but service charge, ground rent, seller fees, refurbishment costs and finance costs are unknown.

Investment Snapshot

Strategy Recommendation

Proceed only subject to legal-pack review, confirmation of service charge and ground rent, lease and lenderability checks, and inspection. The guide appears materially below supplied same-building sales, but the evidence is insufficient to justify an aggressive bid or reliable refurbishment/flip margin. Indicative BTL review is more supportable than a flip, subject to achievable rent and leasehold costs.

Works Required

No specific defects or refurbishment requirements are evidenced. Allow for inspection and any necessary cosmetic, statutory or safety works only after viewing and reviewing the legal pack; no numeric works allowance is supportable.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £425,000 base GDV, 75% refinancing would indicate £318,750 before lender deductions and finance costs. However, refurbishment costs, service charges, ground rent, purchase costs beyond the known £1,800 administration charge and finance terms are unavailable, so cash left in and equity cannot be calculated reliably. The 81 years remaining on the lease may also affect lender and resale considerations.

Buy-to-Let Analysis

The £2,200 pcm figure is an advertised asking rent for a one-bedroom flat in Shirland Road, not achieved rent for this property. At that indication, annual gross rent is £26,400 and the gross yield on the £230,000 guide is approximately 11.48%, before service charge, ground rent, management, maintenance, voids, finance, tax and acquisition costs. The attractive headline yield cannot be validated without the subject flat's actual achievable rent and leasehold charges.

Flip Analysis

The completed sales support a broad £385,000–£475,000 GDV scenario range, with £425,000 as the base case. A flip surplus cannot be calculated because refurbishment costs, seller fees, acquisition costs beyond the known administration charge and selling costs are not supplied. The comparables also lack size, condition and bedroom information.

Investor Risks & Due Diligence

• Only one rental listing is supplied and it is an advertised asking rent rather than achieved rent for the subject property.

• The lease has approximately 81 years remaining; extension cost, lease terms and lender acceptance are unknown.

• Annual service charge and ground rent, including review and increase provisions, are unknown.

• The seller may charge additional completion fees under the Special Conditions of Sale.

• Comparable sales lack floor area, bedroom, condition and specification details, limiting GDV reliability.

• Refurbishment requirements and costs are not evidenced.

• Parking and heating details are unknown.

Recommendation

Proceed only subject to legal-pack review, confirmation of service charge and ground rent, lease and lenderability checks, and inspection. The guide appears materially below supplied same-building sales, but the evidence is insufficient to justify an aggressive bid or reliable refurbishment/flip margin. Indicative BTL review is more supportable than a flip, subject to achievable rent and leasehold costs.

Strategy Rating

Analysis Confidence

There are several completed same-building sales and one local advertised rent, but key valuation and underwriting inputs are missing, including floor area, condition, exact comparable attributes, service charge, ground rent, seller fees, parking/heating details and achievable subject rent.