119A Kilburn Lane, Kensal Rise, London, W10 4AN

Description

A first floor flat in need of modernisation. Key features: to be offered on Tuesday 24 November; by order of the administrator; one bedroom first floor flat; situated in a terraced building; in need of modernisation; well located for the amenities of Kensal Rise; vacant.

Accommodation

First Floor - Lounge, Bedroom, Dining Room, Kitchen, Bathroom, Room.

Location

The property is located on Kilburn Lane close to the turning for Sixth Avenue. Local amenities can be found on Chamberlayne Road, Salusbury Road and Harrow Road. Recreational amenities of Queens Park, Paddington Recreation Ground and Wormwood Scrubs are all easily accessible. Transport: Kensal Rise - London Overground; Queens Park - Bakerloo Line - London Underground / London Overground.

Tenure / Property Information

Investment Analysis

The supplied completed-sale comparables on Kilburn Lane range from £295,150 to £625,000, but no comparable size, condition, lease length, floor, specification or transaction context is provided. They therefore do not support a reliable GDV for this one-bedroom flat. The lease granted in 1951 for 99 years less three days appears to have approximately 24 years remaining as at November 2026, which is a material value and mortgageability risk. The £145,000 guide is not a supported market valuation and excludes buyer fees, VAT and potentially other charges.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. Proceed only after reviewing the legal pack, confirming all buyer and seller charges, inspecting the flat, obtaining a detailed works budget and investigating lease-extension and mortgageability implications.

Works Required

Modernisation is required, but the evidence does not specify the condition or scope of works. Any works allowance should therefore remain subject to inspection and quotations. The description supports considering updates to the flat generally, but not costing particular repairs, installations or finishes.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR strategy cannot be supported without a reliable GDV, refurbishment budget, rent, finance assumptions and lease-extension information. The approximately 24-year remaining lease is likely to be a major refinancing constraint, so a 75% GDV refinance calculation is not supportable.

Buy-to-Let Analysis

BTL cannot be underwritten from the supplied evidence because no sufficiently specific rental comparable or auctioneer rent estimate is available. Gross rent and yield cannot be established. The short remaining lease, unknown service charges and unknown auction costs are additional concerns.

Flip Analysis

A flip appraisal cannot be completed reliably. Although nearby completed-sale comparables are supplied, their materially different and unspecified attributes prevent a defensible GDV. Works, buyer costs, seller charges, VAT and selling costs are also unknown.

Investor Risks & Due Diligence

• Approximately 24 years remain on the lease, creating material value, mortgageability and resale risk.

• The flat is described as needing modernisation, but the condition and required works are not specified.

• No sufficiently specific rental evidence or auctioneer rent estimate is supplied.

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

• Comparable sales lack size, condition, lease-length and specification details.

• The property is being sold by order of the administrator, with legal-pack and special-condition risks requiring review.

Recommendation

Do not bid on the current evidence alone. Proceed only after reviewing the legal pack, confirming all buyer and seller charges, inspecting the flat, obtaining a detailed works budget and investigating lease-extension and mortgageability implications.

Strategy Rating

Analysis Confidence

Completed-sale evidence is available, but there are no sufficiently specific valuation or rental comparables, no works budget, no fee schedule, no EPC or council-tax information, and the short lease materially limits comparability and finance assessment.