21 Sutton Close, Ruislip, Middlesex

Description

The property comprises a semi-detached bungalow arranged over the ground floor beneath a pitched tiled roof. The property requires modernisation and provides a reception room with doors opening onto the rear garden, a separate kitchen, two bedrooms, a bathroom and a separate WC. Externally, the property benefits from a paved front forecourt providing parking, side access and a rear garden laid mainly to lawn with established planting.

Accommodation

Ground Floor: Entrance Hall, Reception Room, Kitchen, Two Bedrooms, Bathroom and Separate WC. Gross internal floor area approximately 60.4 sq m (650 sq ft).

Location

The property is situated in Sutton Close, a residential cul-de-sac off Mount Park Road, in the Eastcote area of the London Borough of Hillingdon. Local shops and everyday amenities on High Road and at Black Horse Parade are within walking distance. A wider range of shops, cafés and restaurants is available along Field End Road towards Eastcote station, approximately 0.8 miles away. Nearby recreational facilities include Eastcote House Gardens, approximately 0.3 miles away. Coteford Infant and Junior Schools and Bishop Ramsey Church of England School are close by. Eastcote Underground station is approximately 0.8 miles away and provides Metropolitan and Piccadilly line services. Ruislip Manor Underground station is approximately 0.9 miles away. West Ruislip station, approximately 1.7 miles away, provides Central line and Chiltern Railways services, including trains to London Marylebone. Local bus stops on High Road are approximately 0.1 miles away. Road connections include the M40 at Junction 1, approximately 5.3 miles away, and the M25 at Junction 16, approximately 6.6 miles away.

Tenure / Property Information

Investment Analysis

Five supplied HM Land Registry sales for semi-detached freehold properties on Sutton Close range from £480,000 to £576,000, with the latest sale at £550,000 on 30 July 2026. The comparables do not provide floor areas, bedroom counts, condition or exact location equivalence, so they support only an indicative GDV range. A base GDV of £550,000 is adopted, subject to verification that the comparables are sufficiently similar and that modernisation does not materially reduce value.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the legal pack, confirming comparable-property similarity and obtaining a detailed modernisation quotation. The evidence currently supports further due diligence rather than a fixed bid or confirmed strategy.

Works Required

Modernisation of the bungalow as described by the auctioneer, including review and updating of the reception room, kitchen, two bedrooms, bathroom and separate WC. The evidence does not identify specific defects or provide a works specification, so no cost allowance can be supported.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

On the adopted £550,000 base GDV, a 75% refinance figure is £412,500. However, refurbishment costs, buyer or seller charges, VAT and finance costs are unknown, so total project cost, equity requirement and cash left in cannot be calculated reliably.

Buy-to-Let Analysis

The property is vacant and may suit a BTL strategy after modernisation, but no sufficiently specific rental comparables or auctioneer rent estimate are supplied. Rent, gross yield and an investment purchase threshold cannot therefore be established.

Flip Analysis

The supplied sales indicate a broad resale evidence range of £480,000 to £576,000, with a base GDV of £550,000. A flip surplus cannot be calculated because no refurbishment budget, auction charges, VAT position, selling allowance or finance costs are provided.

Investor Risks & Due Diligence

• The property requires modernisation, but the evidence does not define the works or their cost.

• No sufficiently specific rental evidence is available, preventing reliable BTL yield analysis.

• Buyer fees, VAT and other seller charges are not quantified and may materially affect total cost.

• The sold comparables do not provide floor areas, bedroom counts or condition, limiting GDV confidence.

• The auction legal pack and Special Conditions of Sale have not been supplied.

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

Recommendation

Proceed only after reviewing the legal pack, confirming comparable-property similarity and obtaining a detailed modernisation quotation. The evidence currently supports further due diligence rather than a fixed bid or confirmed strategy.

Strategy Rating

Analysis Confidence

There are five completed-sale comparables, including a recent £550,000 sale, but they lack key detail on size, bedrooms, condition and exact comparability. Rental evidence, refurbishment costs, EPC, council tax, heating details and auction charges are absent.