20A Hayland Close, Kingsbury, London, NW9 0LH

Description

A Vacant First Floor Two Bedroom Flat. The property comprises a first floor two bedroom flat situated within a semi detached building arranged over ground and first floors.

Accommodation

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

Location

The property is situated on a cul-de-sac close to local shops and amenities. The open spaces of Fryent Country Park are within easy reach. Transport links are provided by both Kingsbury (Jubilee line) and Colindale (Northern Line) underground stations.

Tenure / Property Information

Investment Analysis

Same-close completed sales provide useful evidence: £340,000 for 20 Hayland Close in 2021, £347,000 for 8A in 2023, and £370,000 for 9 in 2023. The £622,000 sale of 8B in 2024 is materially higher and cannot be reconciled without accommodation, condition or specification details, so it is treated as an outlier rather than relied upon. A base GDV of £350,000 is estimated, with a supported range of £340,000–£370,000. The guide represents a substantial discount to this indicative range, but condition, service charges and legal-pack costs are unknown.

Investment Snapshot

Strategy Recommendation

Potential BTL or BRRR purchase subject to satisfactory legal-pack review, inspection and confirmation of leasehold costs. The guide-to-comparable discount is attractive on the supplied evidence, but the absence of condition, service-charge and disbursement information prevents a firm maximum bid.

Works Required

No specific defects or works are stated. Allow for inspection-led works only; the evidence does not support a refurbishment budget. Confirm condition, statutory compliance, lease terms and any communal or building obligations.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At a base GDV of £350,000, 75% refinance is approximately £262,500. This is above the £226,800 guide price plus the known £1,800 administration fee, before works, finance, tax, legal costs or disbursements. Cash-left-in cannot be calculated reliably because works and total acquisition costs are unsupported.

Buy-to-Let Analysis

At the advertised asking rent of £1,750 pcm, annual gross rent is £21,000 and the gross yield on the £225,000 guide is approximately 9.33%, before the £1,800 administration fee, finance, service charges, maintenance, voids, tax and other unknown costs. The rental evidence is an asking rent rather than achieved rent, so net yield cannot be established.

Flip Analysis

Indicative resale value is £340,000–£370,000, with a £350,000 base case. A reliable flip surplus cannot be calculated because refurbishment costs, selling costs, finance costs and other acquisition charges are not supplied. The £622,000 comparable is not relied upon due to the unexplained variance.

Investor Risks & Due Diligence

• The £622,000 same-close sale is materially above the other supplied comparables and its specification is unknown.

• Property condition and any required works are not stated, so refurbishment cost cannot be budgeted.

• The £1,750 pcm figure is an advertised asking rent, not an achieved or passing rent.

• Leasehold service charges, ground rent and other lease terms are not supplied.

• The £1,800 administration fee is payable, while further legal-pack disbursements and special-condition charges may apply.

• EPC, council tax, parking and heating information are not supplied.

Recommendation

Potential BTL or BRRR purchase subject to satisfactory legal-pack review, inspection and confirmation of leasehold costs. The guide-to-comparable discount is attractive on the supplied evidence, but the absence of condition, service-charge and disbursement information prevents a firm maximum bid.

Strategy Rating

Analysis Confidence

There are several relevant completed sales on the same close and one advertised rental, but the comparable variance is significant and condition, EPC, service charges, buyer costs, disbursements and refurbishment requirements are not supplied.