113 Everton Drive, Stanmore, Middlesex, HA7 1EB

Description

A vacant first floor two bedroom maisonette in need of modernisation. The property comprises a first floor two bedroom maisonette situated within a semi detached building arranged over ground and first floors.

Accommodation

First Floor: Reception Room, Kitchen, Two Bedrooms, Bathroom. Exterior: Private rear garden.

Location

Situated on a residential road close to local shops and amenities. Queensbury Park is within easy reach. Transport links are provided by Queensbury underground station (Jubilee line) and Harrow & Wealdstone rail station.

Tenure / Property Information

Investment Analysis

The supplied completed sales on Everton Drive range from £275,000 to £345,000, but they are not sufficiently specific to establish a reliable GDV because the evidence does not provide matching floor area, condition, lease terms or exact accommodation. The subject has approximately 27 years unexpired and requires modernisation, so those sales cannot be adopted directly without a supported short-lease adjustment. The £75,000+ guide is materially below the sales range, but the reason for that discount is not evidenced beyond the short lease and modernisation requirement.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. Obtain the legal pack, confirm all buyer and disbursement costs, obtain a short-lease valuation and lease-extension advice, and price the modernisation works before considering a resale or owner-occupier strategy.

Works Required

Modernisation of the vacant two-bedroom maisonette, including the kitchen, bathroom, decoration and other works identified by inspection. No specific defects, specification or cost evidence has been supplied, so a refurbishment budget cannot be quantified.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR cannot be reliably modelled. There is no supported GDV, refurbishment budget, rent, finance cost or evidence that refinancing would be available with approximately 27 years unexpired on the lease. The £1,800 admin charge is known, but other buyer and legal costs remain unspecified.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The short lease, modernisation requirement and additional purchase costs would also need assessment before relying on the guide price.

Flip Analysis

A flip surplus cannot be calculated. Although local completed sales range from £275,000 to £345,000, the evidence is insufficiently specific to support a subject GDV or short-lease adjustment, and refurbishment and resale costs are not supplied.

Investor Risks & Due Diligence

• Approximately 27 years remain on the lease, with no lease-extension cost or valuation evidence supplied.

• The property requires modernisation, but the scope and cost of works are unknown.

• No sufficiently specific rental evidence is available, so rental income and yield cannot be established.

• Additional buyer premium, search, seller-cost reimbursement, legal, transfer and other disbursement charges may apply.

• The sold comparables are not sufficiently detailed to support a reliable valuation adjustment for this maisonette's lease term, condition or accommodation.

Recommendation

Do not bid on the current evidence alone. Obtain the legal pack, confirm all buyer and disbursement costs, obtain a short-lease valuation and lease-extension advice, and price the modernisation works before considering a resale or owner-occupier strategy.

Strategy Rating

Analysis Confidence

The address, tenure, lease term, condition description, guide price, admin charge and general local sold evidence are supplied, but there is no specific rental evidence, refurbishment budget, matching comparable detail, GDV, council tax, parking, heating or complete fee schedule.