170 Farnham Road, SLOUGH, Berkshire, SL1 4XA

Description

Leasehold upper maisonette. Upon instruction of Countrywide.

Accommodation

Two bedrooms, reception room, kitchen, bathroom/wc

Location

The property is located on Farnham Road. Shopping amenities can be found locally within Slough Town Centre. Public transport links are available at Burnham Station to the north west and Slough Train Station to the south east, along with local bus services. Road links include the A4 and M4 to the south. Recreational pursuits can be found at Kennedy Park to the north west.

Tenure / Property Information

Investment Analysis

Same-road completed sales range from £165,000 to £236,500, including £236,500 at 138 Farnham Road in October 2023 and £200,000 at 178 Farnham Road in December 2021. The comparables do not provide bedroom counts, condition or lease lengths, so they support only a broad indicative range. A base GDV of £200,000 is used before any adjustment for the approximately 69-70 year lease, whose detailed terms are awaited.

Investment Snapshot

Strategy Recommendation

Treat as a cautious value-led purchase only after reviewing the legal pack, confirming lease terms and establishing the true rent and costs. Do not rely on the supplied rent for BTL or BRRR viability; avoid bidding at the guide unless the short lease and total acquisition costs are acceptable.

Works Required

No specific defects or refurbishment requirements are evidenced. Inspect the property and review the legal pack before allowing for works; the lease, service charge and other lease obligations remain to be confirmed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the guide, the known acquisition cost is £151,800 before any works, finance, legal costs or seller charges. A 75% refinance against the £200,000 base GDV would be £150,000, leaving approximately £1,800 of the known cost unrecovered before all omitted costs. The short lease and incomplete lease information make the refinance assumption particularly uncertain.

Buy-to-Let Analysis

The only rental evidence is a £250 pcm advertised asking rent, equivalent to £3,000 annually. This produces approximately 2.00% gross yield on the £150,000 guide and 1.98% on the guide plus the known £1,800 contract documentation fee, before finance, service charge, insurance, maintenance, voids and tax. BTL appears unattractive on the supplied rent evidence, and the rent is not an achieved or passing rent.

Flip Analysis

Using the £200,000 base GDV against the £151,800 guide-plus-known-fee cost indicates £48,200 of gross headroom before works, selling costs, finance, taxes and any lease-related value adjustment. No refurbishment allowance or selling allowance is supported, so a reliable flip surplus cannot be calculated.

Investor Risks & Due Diligence

• Approximately 69-70 years remain on the lease and detailed lease information is awaited.

• The supplied rent is a single advertised asking rent of £250 pcm, not achieved or passing rent.

• No condition report or refurbishment cost evidence is supplied.

• Seller charges may be payable on completion but are not quantified.

• Service charge, ground rent, insurance, lease restrictions and other lease obligations are unknown.

• Comparable sales lack bedroom, condition and lease-length details, limiting GDV confidence.

• Parking, heating and occupancy information are not supplied.

• Finance, legal, tax and selling costs are not included in the calculations.

Recommendation

Treat as a cautious value-led purchase only after reviewing the legal pack, confirming lease terms and establishing the true rent and costs. Do not rely on the supplied rent for BTL or BRRR viability; avoid bidding at the guide unless the short lease and total acquisition costs are acceptable.

Strategy Rating

Analysis Confidence

There are several same-road completed sales, but bedroom counts, condition and lease lengths are unavailable. Rent is supported by only one advertised listing, while lease details, works, service charges, seller fees and occupancy information are incomplete.