13 Birkbeck Avenue, Acton, London, W3 6HX

Description

A two bedroom ground floor maisonette. Externally the property benefits from a private rear garden. In need of modernisation. Vacant.

Accommodation

Ground Floor - Entrance Hallway, Receotion Room, Kitchen, Two Bedrooms, Bathroom / WC.

Location

Located on Birkbeck Avenue, accessed off Horn Lane. A range of local amenities are available nearby on Horn Lane. Recreational amenities are available locally at Springfields Gardens and North Acton Playing Fields. Road communications nearby include Western Avenue and North Circular Road. Transport: Acton Main Line - Elizabeth Road; Acton Central - Mildmay; West Acton Station - Central line.

Tenure / Property Information

Investment Analysis

Recent same-road leasehold flat/maisonette sales range from £405,000 to £650,000, with the two most recent sales at £475,000 and £480,000. The comparables do not state bedroom count, floor, size, condition or garden provision, so they provide only indicative support. A base GDV of £475,000 is used, with a cautious scenario range of £450,000–£500,000. The property's stated modernisation requirement, approximately 60-year remaining lease term and unknown auction charges require professional verification.

Investment Snapshot

Strategy Recommendation

Treat as a potential refurbishment-led resale opportunity only, subject to a full survey, detailed works budget, lease review and confirmation of all auction charges. Do not rely on the apparent discount to the indicative GDV without verifying comparable property characteristics.

Works Required

Modernisation is required, but the supplied evidence does not identify specific defects or provide a scope. Obtain a survey and quotations before budgeting; no refurbishment cost has been assumed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the indicative £475,000 base GDV, 75% refinancing would be approximately £356,250. Purchase, refurbishment, finance, leasehold and auction costs are not sufficiently evidenced, so equity requirement and cash left in cannot be calculated. The approximately 60-year lease term may affect refinancing and marketability and requires solicitor and lender confirmation.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Buyer premium, VAT and other sale charges are also unknown.

Flip Analysis

The comparable evidence indicates an indicative resale value around £475,000, but the comparables lack sufficient detail for a reliable valuation adjustment. Refurbishment costs, selling costs, buyer charges and VAT are unknown, so a net flip surplus cannot be calculated.

Investor Risks & Due Diligence

• Approximately 60 years remain on the stated lease, which may restrict mortgageability, refinancing and resale.

• The property is stated to need modernisation, but the extent and cost of works are unknown.

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

• Buyer premium, VAT and possible seller or other auction charges are not quantified.

• Comparable sales do not state bedroom count, size, floor, condition or garden provision, limiting GDV reliability.

• Council tax, parking and heating information are not supplied.

Recommendation

Treat as a potential refurbishment-led resale opportunity only, subject to a full survey, detailed works budget, lease review and confirmation of all auction charges. Do not rely on the apparent discount to the indicative GDV without verifying comparable property characteristics.

Strategy Rating

Analysis Confidence

Same-road sold evidence and the guide price are available, but comparable specifications, rental evidence, refurbishment scope and all purchase/sale costs are incomplete.