2102 Kew Eye Apartments, Ealing Road, Brentford, Middlesex

Description

Leasehold twenty first floor flat. Upon instruction of Countrywide.

Accommodation

Principal bedroom with en-suite, one further bedroom, reception room open plan to kitchen, bathroom/wc.

Location

The property is located on Ealing Road. Shopping amenities are available locally within Brentford, with further shops, bars and restaurants within Westfield and Central London. Public transport links are available at Brentford Train Station to the south west and South Ealing London Underground Station on the Piccadilly Line to the north, along with local bus services. Road links include the M4 to the north and the A4 to the west. Gunnersbury Park is located to the north east.

Tenure / Property Information

Investment Analysis

The five HM Land Registry sales in the same development range from £220,000 to £515,000, with the two latest sales at £220,000 and £290,000. The evidence does not identify bedroom count, floor, size, condition, parking or lease terms for those comparables, so it cannot support a reliable unit-specific GDV. The £364,000 guide is above both 2026 recorded sales and broadly above the 2025 sale at £320,000, although below the older £500,000 and £515,000 sales. The wide range makes valuation and bidding risk high.

Investment Snapshot

Strategy Recommendation

Do not bid on the supplied evidence alone. Proceed only after obtaining the legal pack, confirmed service charge and ground rent, parking and heating details, seller fees, condition information and genuinely comparable sales or rental evidence.

Works Required

No physical defects or refurbishment requirements are evidenced. Proposed works cannot be costed from the supplied information. The buyer should verify condition, fixtures, heating, parking, service-charge position and lease documents before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment is unsupported because there is no reliable unit-specific GDV, no rent evidence, no refurbishment budget and no confirmed service-charge or ground-rent information. The stated 138-year lease term appears long, but the financial impact of the unknown lease costs and any special conditions cannot be assessed.

Buy-to-Let Analysis

BTL analysis cannot be completed because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Ground rent and service charge are also unknown, preventing a net-income assessment. The £1,800 inclusive-of-VAT administration charge is known, but seller-charged completion fees may also apply.

Flip Analysis

A flip assessment cannot be reliably calculated. Same-development sales range from £220,000 to £515,000, but the supplied evidence does not establish comparability by floor, size, bedrooms, condition or parking. At the £364,000 guide, the known administration charge would bring the purchase figure to £365,800 before any unknown seller fees, works, finance or resale costs.

Investor Risks & Due Diligence

• The two latest supplied sales were £220,000 and £290,000, below the £364,000 guide.

• Comparable sale prices vary materially from £220,000 to £515,000 and may not be directly comparable.

• Annual service charge and ground rent are unknown, including review and increase provisions.

• Potential seller-charged completion fees are not supplied.

• No sufficiently specific rental evidence is available.

• Parking and heating details are unknown.

• No condition or refurbishment information is supplied.

• The lease is leasehold and full legal-pack terms have not been provided.

Recommendation

Do not bid on the supplied evidence alone. Proceed only after obtaining the legal pack, confirmed service charge and ground rent, parking and heating details, seller fees, condition information and genuinely comparable sales or rental evidence.

Strategy Rating

Analysis Confidence

There are five completed sales in the same development and a stated lease term, but the comparables lack key property-specific details and there is no rental, service-charge, ground-rent, condition or complete-fee evidence.