18B Angel Lane, Hayes, Middlesex

Description

A First Floor Six Room HMO Part Let Producing £21,600 Per Annum. The property comprises a first floor six room HMO situated within a semi detached building arranged over ground and first floors.

Accommodation

First Floor: Communal Kitchen; Six Letting Rooms (One with Kitchenette and En-Suite); Bathroom. Exterior: One allocated parking space.

Location

Situated on a residential road close to local shops and amenities. Hayes End Community Park is within easy reach. Transport links are provided by Hayes & Harlington rail station.

Tenure / Property Information

Investment Analysis

The £300,000+ guide implies a 7.20% gross yield against the stated £21,600 annual income. No completed sales, formal valuation evidence or supported GDV is supplied. The £2,499 pcm three-bedroom rental listing is an advertised asking rent and is not sufficiently comparable to this six-room, part-let HMO to support a valuation or revised rent assumption.

Investment Snapshot

Strategy Recommendation

Consider only as an income-led HMO purchase, subject to verifying the stated income, occupancy, HMO licensing, compliance, legal pack and all additional fees. Do not rely on a BRRR or flip strategy without valuation and cost evidence.

Works Required

No physical defects or refurbishment requirements are evidenced. Verify condition, HMO licensing and fire-safety compliance, room facilities, tenancy documentation and any required remedial works before bidding.

Rental & Market Context

Potential BRRR Position

A BRRR assessment cannot be supported because no GDV, refurbishment budget, completed comparables or refinance valuation evidence is supplied. The 110-year approximate lease term is noted, but refinanceability and HMO compliance remain unverified.

Buy-to-Let Analysis

The stated income is £21,600 per annum, equivalent to £1,800 pcm, producing a 7.20% gross yield at the £300,000 guide. Including the known £1,800 administration charge gives an indicative 7.16% gross yield on £301,800, before unknown buyer premium, other fees, operating costs, voids, taxation and finance. The income is stated while the property is part let, so passing-rent continuity and tenancy evidence require verification.

Flip Analysis

A flip surplus cannot be calculated because there is no supported GDV, works budget or selling-cost allowance. The available evidence supports an income-led assessment only, not a resale valuation.

Investor Risks & Due Diligence

• The property is described as part let, so the stated £21,600 annual income may not represent fully stabilised or verified passing rent.

• HMO licensing, fire-safety compliance and other regulatory information are not supplied.

• Buyer premium, legal, search, seller-cost reimbursement, transfer and other disbursement fees are unknown.

• No condition or refurbishment information is supplied, so potential works costs cannot be budgeted.

• No EPC, council tax or heating information is supplied.

• No completed sales evidence or formal valuation supports the guide price or any GDV assumption.

• The property has approximately 110 years remaining on its lease and is held with a share of freehold; lease and management documentation require review.

Recommendation

Consider only as an income-led HMO purchase, subject to verifying the stated income, occupancy, HMO licensing, compliance, legal pack and all additional fees. Do not rely on a BRRR or flip strategy without valuation and cost evidence.

Strategy Rating

Analysis Confidence

The stated income, guide price, tenure and accommodation are available, but there are no sold comparables, GDV evidence, condition assessment, refurbishment costs, EPC, council tax, full fee schedule or verified tenancy details.