2102 Kew Eye Apartments, Ealing Road, Brentford, Middlesex, TW8 0GA

Description

A Twenty First Floor Two Bedroom Flat. The property comprises a twenty first floor two bedroom flat situated within a purpose built block arranged over ground and twenty four upper floors.

Accommodation

Twenty First Floor: Two Reception Rooms, Kitchen, Two Bedrooms (one with an en-suite), Bathroom.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Carville Hall Park are within easy reach. Transport links are provided by Brentford rail station.

Tenure / Property Information

Investment Analysis

The five supplied completed sales within Kew Eye Apartments range from £220,000 to £515,000, but bedroom count, floor, size, condition, parking and lease details are not provided. The two most recent sales were £220,000 and £290,000, while the latest higher comparable was £320,000 in August 2025. The £410,000 guide is above these recent transactions. A broad evidence-based scenario range is £290,000 to £500,000, with £320,000 used as the base GDV, subject to legal-pack and valuation verification.

Investment Snapshot

Strategy Recommendation

Do not bid at the £410,000 guide on the supplied evidence. Proceed only after verifying the legal pack, service charges, ground rent, any disbursements and obtaining a current valuation supported by comparable two-bedroom sales in the building.

Works Required

No defects or refurbishment requirements are evidenced. Allowance cannot be estimated without inspection, photographs, the legal pack and confirmation of the flat’s internal condition. Confirm leasehold charges, permissions and any required works before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £410,000 guide, the purchase is materially above the two most recent supplied building sales and above the £320,000 August 2025 sale. A 75% refinance against the £320,000 base GDV would provide approximately £240,000, but total project cost cannot be calculated because works and other completion costs are unknown. The supplied evidence does not support a clear BRRR case.

Buy-to-Let Analysis

The only rental evidence is an advertised £2,700 pcm for a 50m² two-bed London house, not this specific flat, so it is only a weak rent proxy and may not be comparable. Applying it to the £410,000 guide gives an indicative gross yield of 7.90%, before service charge, ground rent, management, voids, finance, tax and other costs. Net yield cannot be established.

Flip Analysis

A flip is not supported at the guide using the £320,000 base GDV: the purchase price alone exceeds that base resale estimate, before works, finance, selling costs and the £1,800 administration charge. The £500,000 high scenario is based on an older building sale with unknown differences and should not be relied upon without detailed comparable evidence. A flip surplus cannot be calculated reliably because refurbishment and selling costs are unsupported.

Investor Risks & Due Diligence

• The £410,000 guide exceeds the two most recent supplied sales of £220,000 and £290,000 in the same development.

• Comparable sale bedroom counts, floor levels, sizes, condition, parking and lease terms are unknown.

• The rental evidence is an advertised asking rent for a 50m² house rather than the subject flat.

• Refurbishment, finance, service charge, ground rent, selling costs and other legal-pack disbursements are unknown.

• The purchaser must pay the stated £1,800 administration fee, with possible additional charges under the special conditions.

Recommendation

Do not bid at the £410,000 guide on the supplied evidence. Proceed only after verifying the legal pack, service charges, ground rent, any disbursements and obtaining a current valuation supported by comparable two-bedroom sales in the building.

Strategy Rating

Analysis Confidence

There are several completed sales in the same development, but key comparability details are missing. The rent evidence is for a different property type, while condition, service charges, ground rent, disbursements and refurbishment costs are not supplied.