113 Royal Lane, Hillingdon, London, UB8 3QT

Description

A three bedroom detached chalet style bungalow situated on a substantial site of approximately 4,299 sq ft, with development/extension potential subject to requisite consents. By order of the administrator. Vacant possession.

Accommodation

Ground Floor – Reception Room, Bedroom, Kitchen, Bathroom with Separate WC. First Floor – Two Bedrooms.

Location

Located near to the junction of Royal Lane and Pield Heath Road. Shopping facilities are easily accessible in the centre of Hillingdon. Recreational amenities of Stockley Country Park and Hillingdon Court Park are nearby. Transport: National Rail – West Drayton; Elizabeth Line – West Drayton; Underground – Uxbridge (Metropolitan Line, Piccadilly Line). Conveniently located for the amenities of Hillingdon, Brunel University and Hillingdon Hospital.

Tenure / Property Information

Investment Analysis

The strongest supplied evidence is 71 Royal Lane, a detached freehold property sold for £650,000 on 30 October 2019. Other Royal Lane sales are materially older and range from £191,000 to £360,000. A base GDV of £650,000 is used as an indicative, non-formal estimate, but current market movement, floor area, condition and exact comparability are not evidenced. No supported low/high GDV scenarios can be established.

Investment Snapshot

Strategy Recommendation

Proceed only after legal review, survey, planning investigation and confirmation of all buyer and seller charges. Do not rely on the stated development potential or the indicative GDV without current valuation evidence.

Works Required

No specific defects or refurbishment requirements are evidenced. Obtain a full survey, inspect the garage, parking and accommodation, and investigate the stated extension/development potential and any necessary consents before budgeting works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A potential BRRR strategy is not underwritable from the supplied evidence. The indicative 75% refinance figure on the £650,000 base GDV is £487,500, but refurbishment cost, acquisition charges, rent, finance costs and resulting cash left in cannot be calculated. Development or extension potential remains subject to requisite consents.

Buy-to-Let Analysis

No sufficiently specific rental evidence or auctioneer rent estimate is supplied, so rent, gross yield and cash flow cannot be established. The vacant freehold status may suit letting, but the investment case requires verified local rental evidence and a full cost schedule including buyer fees and any VAT.

Flip Analysis

The indicative £650,000 GDV is anchored to the 2019 sale of another detached freehold property on Royal Lane. A flip surplus cannot be calculated because condition, refurbishment costs, buyer charges, VAT and selling costs are not supplied. The age and limited comparability of the evidence make the GDV uncertain.

Investor Risks & Due Diligence

• The principal comparable is a 2019 sale and may not represent current value.

• Property condition and refurbishment requirements are not evidenced.

• Extension or development potential is expressly subject to requisite consents.

• No rental evidence is available, preventing reliable yield analysis.

• Buyer fees, VAT and possible seller charges are not specified.

• Administrator sale special conditions may contain additional obligations or costs.

Recommendation

Proceed only after legal review, survey, planning investigation and confirmation of all buyer and seller charges. Do not rely on the stated development potential or the indicative GDV without current valuation evidence.

Strategy Rating

Analysis Confidence

The property description, tenure, vacancy, guide price and several historical same-road sales are supplied, but there is no current comparable evidence, rental evidence, EPC, condition report, works budget, fee schedule or planning information.