21C Emanuel Avenue, London W3 6JQ

Description

One bedroom flat. Second floor. In need of modernisation. New 125 year lease. Peppercorn ground rent. Vacant possession.

Accommodation

Second Floor - One Bedroom, Reception Room, Kitchen, Bathroom / WC

Location

Situated opposite the junction of Messaline Avenue. Shopping facilities are available locally on Horn Lane along with a good selection of cafes bars and restaurants. Recreational facilities can be found at North Acton Playing Fields, Acton Park and Wormwood Scrubs. Nearby road connections are via the A40 and A4000. Transport: National Rail Acton Mainline; Underground East Acton.

Tenure / Property Information

Investment Analysis

The £205,000 guide is materially below the supplied historic Emanuel Avenue sales, but those comparables range from 2005 to 2018, relate to different flats, and provide no size, condition or current-market context. They do not support a reliable current GDV for this one-bedroom flat. The only rental evidence is one advertised asking rent of £2,250 pcm, not an achieved rent.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the legal pack, inspecting the flat and obtaining a detailed refurbishment budget. On the supplied figures, investigate as a potential rental purchase rather than underwriting a flip or BRRR project.

Works Required

Modernisation is required, but the evidence does not specify the condition or scope. Obtain a full survey and price only the works actually identified, potentially including general updating of the flat’s finishes and fittings.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR cannot be reliably assessed because no supported current GDV, refurbishment budget, acquisition-cost schedule or lender valuation evidence is available. The new 125-year lease and peppercorn ground rent are positive stated terms, but refinance proceeds remain unquantifiable.

Buy-to-Let Analysis

At the £205,000 guide, the advertised £2,250 pcm rent implies a gross yield of approximately 13.17% before refurbishment, acquisition costs, finance, service charges, maintenance, voids and management. This is based on asking rent only and cannot be relied upon as achieved rent. Net yield cannot be established because costs and lease/service-charge information are missing.

Flip Analysis

A flip appraisal cannot be completed reliably. The flat is stated to need modernisation, but works costs and a current post-works GDV are unsupported. The supplied sales are historic and insufficiently comparable for a dependable resale calculation.

Investor Risks & Due Diligence

• The scope and cost of modernisation are not provided.

• The £2,250 pcm figure is an advertised asking rent rather than achieved rent.

• Buyer fees, VAT applicability and any seller charges are not quantified.

• The supplied sales are historic and differ in date and likely property characteristics, so they do not establish current GDV.

• EPC, council tax, service charge, heating and parking information is unavailable.

• A full legal-pack review is required to verify the new lease and other lease terms.

Recommendation

Proceed only after reviewing the legal pack, inspecting the flat and obtaining a detailed refurbishment budget. On the supplied figures, investigate as a potential rental purchase rather than underwriting a flip or BRRR project.

Strategy Rating

Analysis Confidence

The evidence confirms tenure, vacancy, guide price and basic accommodation, but lacks floor area, condition detail, EPC, service charge, acquisition fees, works costs and reliable current comparable or achieved-rent evidence.