15 Black Horse Parade, High Road, Eastcote, Pinner, Hillingdon, HA5 2EN

Description

A Vacant Second Floor Two Bedroom Flat. The property comprises a second floor two bedroom flat situated within a parade arranged over ground and two upper floors.

Accommodation

Second Floor: Reception Room, Kitchen, Two Bedrooms, Bathroom.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Eastcote House Gardens are within easy reach. Transport links are provided by Eastcote underground station (Metropolitan line).

Tenure / Property Information

Investment Analysis

Same-parade sold evidence ranges from £120,000 to £217,000, with £176,000 used as the base scenario. Comparability is limited because size, condition and lease terms are not supplied. The approximately 38-year lease is a significant value and refinance risk.

Investment Snapshot

Strategy Recommendation

Proceed only subject to satisfactory lease, legal and mortgageability advice. Treat as a conditional value opportunity rather than an unconditional BTL or BRRR purchase.

Works Required

No refurbishment scope or defects are evidenced. Inspection and legal review should establish whether any works are required.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the guide plus the stated £1,800 administration fee, indicative cost is £96,800 before other legal-pack charges and works. A 75% refinance against the £176,000 base GDV indicates £132,000, but the approximately 38-year lease may prevent or materially reduce refinance availability.

Buy-to-Let Analysis

The advertised asking rent of £1,950 pcm implies £23,400 annually, producing a high gross yield on the £95,000 guide. This is not an achieved rent and excludes finance, operating costs, purchase fees and any works. The short unexpired lease may restrict mortgageability and tenant appeal.

Flip Analysis

A base GDV of £176,000 provides substantial apparent headroom over the guide, but refurbishment costs, selling costs and other purchase charges are unsupported. The short lease and legal-pack disbursements materially weaken certainty of resale profit.

Investor Risks & Due Diligence

• Approximately 38 years remain on the lease.

• Mortgage and refinance availability may be restricted by the short lease.

• The rent is an advertised asking rent, not achieved income.

• Refurbishment requirements are unknown.

• Additional legal-pack charges may be payable.

• Comparable sale prices vary substantially and comparability is unverified.

Recommendation

Proceed only subject to satisfactory lease, legal and mortgageability advice. Treat as a conditional value opportunity rather than an unconditional BTL or BRRR purchase.

Strategy Rating

Analysis Confidence

There are several same-parade sales and one advertised rent, but condition, floor area, lease terms of comparables, refurbishment requirements, buyer fees and legal disbursements are incomplete.