15 Black Horse Parade, High Road, Pinner, Middlesex

Description

Upon Instruction of Countrywide. Leasehold second floor flat.

Accommodation

Two bedrooms, reception room, kitchen, bathroom/wc. Garage.

Location

Black Horse Parade lies off High Road (B466). Shopping amenities are available locally within Eastcote with a further range of shops, bars and restaurants found within Central London lying to the south west. Public transport links are available at Eastcote London Underground Station (Metropolitan and Piccadilly Line) located to the south along with a network of local bus services serving the surrounding areas. The property is served by road links including the A40 lying to the south. Recreational pursuits can be found at Eastcote House Gardens located to the north east and at Ruislip Woods lying to the west.

Tenure / Property Information

Investment Analysis

Same-parade sold evidence ranges from £120,000 to £217,000, with other evidence at £160,000 and £177,000. However, the comparables' lease terms, condition and exact attributes are not supplied, while this flat has only 38 years remaining. Therefore, £160,000 is an indicative base GDV rather than a formal valuation; the evidence range is treated as £120,000–£217,000 with low confidence.

Investment Snapshot

Strategy Recommendation

Do not bid solely on the guide price. Only consider the property after legal-pack review confirms the lease position, ground rent and charges, and after specialist valuation and lender checks; otherwise avoid due to the short lease.

Works Required

No physical works are evidenced in the supplied particulars, so no refurbishment allowance is assumed. Obtain a survey and review the legal pack, including the lease, ground rent and service-charge information.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the indicative £160,000 base GDV, 75% refinance is £120,000 against an assumed base cost of £129,800, comprising the £128,000 guide price and £1,800 buyer documentation fee. This leaves approximately £9,800 in the property before finance, tax and any unknown seller charges, but refinanceability is uncertain because only 38 years remain and lease details are awaited.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The 38-year remaining lease may also restrict mortgage and resale options; confirm lender and lease requirements before bidding.

Flip Analysis

A precise flip surplus cannot be calculated because no refurbishment costs, selling allowance, finance costs or confirmed valuation are supplied. The indicative GDV range is also unreliable without comparable lease terms and property-condition information.

Investor Risks & Due Diligence

• Only 38 years remain on the lease.

• Ground rent is stated as TBC and lease information is awaited.

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

• Comparable lease terms and property condition are not provided.

• The seller may charge additional completion fees under the Special Conditions of Sale.

• Short-lease mortgageability, resale and lease-extension costs are unconfirmed.

Recommendation

Do not bid solely on the guide price. Only consider the property after legal-pack review confirms the lease position, ground rent and charges, and after specialist valuation and lender checks; otherwise avoid due to the short lease.

Strategy Rating

Analysis Confidence

There is directly comparable same-parade sales evidence, but lease lengths, condition, rental evidence, ground rent, service charges and possible seller fees are unavailable. The subject's 38-year lease materially limits comparability and financing certainty.