117 Hendon Way, London NW2 2NA

Description

A traditional brick built three floor semi-detached building with a pitched and tile covered roof. There is a front driveway with parking for several cars, and a rear garden. The property comprises 12 studio flats, with 8 flats tenanted and 4 units vacant. By order of the Fixed Charge Receivers.

Accommodation

As per the Tenancy Schedule.

Location

The property is situated in the popular Hendon area of North West London, with a good range of shops, cafés, restaurants and everyday amenities nearby. Nearby green spaces such as Hendon Park and Golders Hill Park offer opportunities for recreation. The property benefits from convenient transport links, including Hendon Central Underground station and local bus routes, providing easy access to Central London and surrounding areas. Transport Underground - Golders Green (Northern).

Tenure / Property Information

Investment Analysis

The guide is £1,700,000. Supplied sales evidence includes 115 Hendon Way at £1,840,000 and 119 Hendon Way at £900,000 in 2026, while 117 Hendon Way sold for £2,150,000 in 2017. The wide range, differing dates and absence of floor areas, tenancy details, condition, EPCs and a formal valuation mean current GDV cannot be established reliably from the evidence supplied.

Investment Snapshot

Strategy Recommendation

Do not bid on the supplied evidence alone. Proceed only after verifying the tenancy schedule, rents, vacant-unit condition, statutory compliance, current valuation and all buyer or seller charges.

Works Required

No specific refurbishment works are evidenced. Obtain and review the tenancy schedule, inspection information, statutory compliance records and vacant-unit condition before budgeting works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment is not supportable without verified rental income, refurbishment costs, a current GDV and the auctioneer's buyer fee or other purchase costs. The four vacant units may affect near-term income, but no letting assumptions are evidenced.

Buy-to-Let Analysis

BTL yield cannot be established because no passing rents, tenancy schedule rents or sufficiently specific rental comparables are supplied. Eight flats are tenanted and four are vacant, creating an incomplete income picture.

Flip Analysis

A flip appraisal cannot be established because there is no supported current GDV, works budget, selling allowance or verified unit-level condition. The nearby sales and historic subject sale provide context only and are not sufficient for a resale valuation.

Investor Risks & Due Diligence

• Four of the twelve studios are vacant, and no letting or rent evidence is supplied.

• No tenancy schedule, passing rents or lease terms are provided.

• Buyer fee is unspecified; VAT may apply and other seller charges may be payable.

• No condition, refurbishment, EPC or statutory compliance information is supplied.

• Comparable sale prices range widely and include a historic 2017 sale, limiting current valuation confidence.

Recommendation

Do not bid on the supplied evidence alone. Proceed only after verifying the tenancy schedule, rents, vacant-unit condition, statutory compliance, current valuation and all buyer or seller charges.

Strategy Rating

Analysis Confidence

The property description, tenure, occupancy split, guide price and some sales evidence are available, but rent, condition, floor areas, EPC, tenancy schedule, works costs, GDV and auction charges are incomplete or unspecified.