22 Numa Court, Justin Close, Brentford, Middlesex

Description

Leasehold second floor flat. Three bedrooms, reception room, kitchen/diner, bathroom/wc, cloakroom/wc. Outside: balcony, garage.

Accommodation

Three bedrooms, reception room, kitchen/diner, bathroom/wc, cloakroom/wc. Outside: balcony, garage.

Location

The property is located on Justin Close. Shopping amenities are available locally within Brentford with a further range of shops, bars and restaurants found within Westfield and Central London both lying to the east. Public transport links are available at Brentford Tarin Station located to the north and at Syon Lane Train Station lying to the west along with a network of local bus services serving the surrounding areas. The property is served by road links including the M4 located to the north and the A4 lying to the north west. Recreational pursuits can be found at Syon Park located to the west.

Tenure / Property Information

Investment Analysis

The strongest supplied evidence is a same-location leasehold flat sale at £465,000 on 3 July 2024. Other same-location sales range from £325,000 to £430,000 between 2017 and 2021. As bedroom count, size, condition, lease length and service-charge details for the comparables are not supplied, £465,000 is used as an indicative base GDV, with £430,000 as a lower evidence-supported scenario. No higher supported scenario is available.

Investment Snapshot

Strategy Recommendation

Do not bid on yield or refurbishment assumptions until the lease, service charge, ground rent, condition and rental evidence are verified. Treat the opportunity as conditional on legal and valuation due diligence.

Works Required

No specific defects or refurbishment works are evidenced. Obtain a full viewing, lease documentation and management information before budgeting works; no works allowance can be supported from the supplied evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the indicative £465,000 GDV, 75% refinancing equates to £348,750. However, total acquisition, works, leasehold and seller costs are unknown, so cash left in and BRRR viability cannot be calculated reliably.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Ground rent, service charge and lease length are also awaited, preventing a reliable net-cost assessment.

Flip Analysis

At the £350,000 guide plus the known £1,800 administration charge, the gross difference to the £465,000 indicative GDV is £113,200 before works, purchase costs, finance, selling costs and any seller-charged completion fees. This is not a supported flip surplus because those costs and the lease position are unknown.

Investor Risks & Due Diligence

• Lease length, ground rent, service charge and review provisions are awaited.

• No sufficiently specific rental evidence is available, so BTL yield cannot be assessed.

• No condition survey or refurbishment budget is supported by the evidence.

• Additional seller-charged completion fees may apply under the special conditions.

• The comparable sales do not include matching bedroom, size or condition details, limiting GDV reliability.

• The auction guide is not the confirmed purchase price.

Recommendation

Do not bid on yield or refurbishment assumptions until the lease, service charge, ground rent, condition and rental evidence are verified. Treat the opportunity as conditional on legal and valuation due diligence.

Strategy Rating

Analysis Confidence

There is useful same-location completed-sales evidence, but the subject flat's lease length, charges, condition, size, achieved rent and potential seller fees are not supplied.