13 Birkbeck Avenue, Acton, London

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

The five supplied completed sales on Birkbeck Avenue range from £405,000 to £650,000. The two most recent sales are £475,000 and £480,000, supporting a base GDV estimate of £477,500, subject to material uncertainty because the comparable properties' size, condition, lease terms and specification are not supplied. The £66,000–£70,000 lease-extension figure is provisional and unconfirmed.

Investment Snapshot

Strategy Recommendation

Do not commit at the guide without confirming the lease terms and extension cost, obtaining a full refurbishment quotation, and establishing all auction and selling costs. Subject to those checks, the apparent value differential suggests a potential refurbishment-led resale strategy rather than an evidenced BTL strategy.

Works Required

Modernisation of the maisonette as described, including review and upgrade of the existing accommodation and private rear garden where required. No detailed schedule, specification or refurbishment quotation is supplied. A lease extension may also be pursued at the provisionally indicated £66,000–£70,000 cost, subject to confirmation.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £230,000 guide, the property shows apparent value headroom against the supplied comparable sales, but the refurbishment cost, lease-extension cost, finance costs and transaction charges are not sufficiently quantified. A 75% refinance against the £477,500 base GDV equates to £358,125, but cash left in cannot be calculated without a reliable total project cost.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is provided. The lease-extension cost is provisional, and buyer fees, VAT and seller's charges are unspecified, so total acquisition cost and yield cannot be calculated.

Flip Analysis

A base GDV of £477,500 is supported by the two most recent supplied comparables, with a wider evidence range of £425,000–£650,000. Flip surplus cannot be calculated because refurbishment costs, the lease-extension requirement, buyer charges, VAT, seller charges and selling costs are not provided or confirmed.

Investor Risks & Due Diligence

• The lease extension to 125 years is only provisionally agreed and its £66,000–£70,000 cost is unconfirmed.

• The existing lease is stated as 99 years from 25 March 1988, but the precise unexpired term at completion is not confirmed.

• The property is described as needing modernisation, but no detailed works schedule or cost estimate is supplied.

• No sufficiently specific rental evidence is available, preventing a supported rental or yield assessment.

• The buyer fee is unspecified, and VAT and other seller's charges may apply.

• The comparable sales vary materially from £405,000 to £650,000, with no supplied detail on their size, condition or lease terms.

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

Recommendation

Do not commit at the guide without confirming the lease terms and extension cost, obtaining a full refurbishment quotation, and establishing all auction and selling costs. Subject to those checks, the apparent value differential suggests a potential refurbishment-led resale strategy rather than an evidenced BTL strategy.

Strategy Rating

Analysis Confidence

Completed sale evidence is available on the same avenue, but the comparables are not sufficiently detailed, rental evidence is absent, condition costs are unquantified, and the lease extension and auction charges remain uncertain.