14 Coniston Court, Kendal Street, Paddington, London, W2 2AN

Description

Vacant leasehold self-contained second floor flat. GIA approximately 48 sq m (520 sq ft).

Accommodation

Reception room, bedroom, kitchen and bathroom

Location

The property is situated on the north of Kendal Street. Extensive shops and amenities are available along nearby Edgware Road and Oxford Street. Marble Arch underground station (Central Line) is 0.5 miles to the south east. The A404 is to the north and the A402 is to the south. Hyde Park is close by.

Tenure / Property Information

Investment Analysis

The supplied same-building completed sales range from £300,000 to £465,000, including £300,000 in August 2024 and £305,000 in October 2025. The wider range indicates material variation between the compared flats, which may reflect differences not supplied, including size, condition, floor, lease terms or other property attributes. With approximately 59 years remaining on the lease and no condition, service-charge, ground-rent or exact comparable-detail evidence, £305,000 is used as a cautious base GDV estimate rather than a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only after confirming leasehold charges, lease extension position, property condition, legal title and achievable rent. Do not rely on the apparent guide-to-comparable discount without these checks.

Works Required

No specific defects or required works are identified in the supplied evidence. Obtain a survey and inspect the kitchen, bathroom, decoration, services and common parts before allowing for any refurbishment.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR appraisal cannot be confirmed. The indicative 75% refinance figure on the base GDV is £228,750, but total acquisition and project costs cannot be calculated because works, leasehold charges, finance costs and buyer/admin fees are unknown. The approximately 59-year lease may also affect refinanceability and valuation.

Buy-to-Let Analysis

BTL appraisal cannot be established because no sufficiently specific rental evidence, auctioneer rent estimate, service charges, ground rent, buyer costs or refurbishment allowance is supplied. The flat is vacant, so no passing rent is evidenced.

Flip Analysis

Using the selected £305,000 base GDV, resale potential appears above the £240,000 guide, but no supported refurbishment budget, purchase costs or selling allowance is available. A reliable flip surplus and maximum bid cannot therefore be calculated. The comparable evidence is also materially variable.

Investor Risks & Due Diligence

• Approximately 59 years remain on the lease, creating potential valuation, mortgageability and lease-extension risk.

• No sufficiently specific rental evidence is available, so rental income and yield cannot be assessed.

• No condition or refurbishment evidence is supplied, preventing a reliable works budget.

• No service charge, ground rent, EPC, council tax or heating information is supplied.

• Buyer, administration and other third-party charges are not quantified.

• Same-building comparable prices vary substantially from £300,000 to £465,000, and the reasons for that variation are not evidenced.

Recommendation

Proceed only after confirming leasehold charges, lease extension position, property condition, legal title and achievable rent. Do not rely on the apparent guide-to-comparable discount without these checks.

Strategy Rating

Analysis Confidence

There are several same-building completed sales and a stated guide price, but no rental evidence, condition report, leasehold cost information, buyer fees, EPC, service-charge or ground-rent details.