234 Cowley Road, Uxbridge, Middlesex, UB8 2NH

Description

A Six Bedroom Semi Detached HMO Part Let Producing £30,480 Per Annum. The property comprises a six bedroom semi detached HMO arranged over ground and first floors.

Accommodation

Ground Floor: Kitchen; Two Letting Rooms (one with en-suite); Bathroom. First Floor: Four Letting Rooms (three with en-suites). Exterior: Rear garden.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Woodlands Park Lake are within easy reach. Transport links are provided by Uxbridge underground station (Metropolitan line) and West Drayton rail station.

Tenure / Property Information

Investment Analysis

Same-road completed sales range from £425,000 in 2019 to £500,000 in September 2024 for semi-detached freehold properties. A base GDV of £500,000 is supported by the latest comparable, with a low scenario of £425,000. The HMO configuration and part-let status may affect direct comparability, and no HMO-specific valuation evidence is supplied.

Investment Snapshot

Strategy Recommendation

Investigate as a hold/BTL HMO rather than commit to a flip, subject to verification of the four tenancies, full occupancy income, HMO licensing/compliance, condition and all auction/legal fees.

Works Required

No specific refurbishment defects or works are evidenced. Confirm the condition, HMO licensing and compliance position, room/en-suite standards, tenancy documentation and any required remedial works before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £400,000 guide, 75% of the £500,000 base GDV is £375,000. However, refurbishment costs, buyer premium, legal/disbursement costs and finance costs are unknown, so cash required and refinance viability cannot be reliably calculated. The stated part-let income may support an income-retention strategy, subject to tenancy and HMO due diligence.

Buy-to-Let Analysis

The property is stated to produce £30,480 per annum, equivalent to £2,540 pcm, giving a 7.62% gross yield against the £400,000 guide before fees and operating costs. The £3,900 pcm rental listing is an advertised asking rent rather than achieved rent, implying an unverified gross yield of 11.70% at the guide. Net yield cannot be established because operating costs, voids, management, compliance and finance costs are not supplied.

Flip Analysis

The base GDV is supported at £500,000 by the latest same-road completed sale, but no works budget, buyer premium, full acquisition costs or selling costs are supplied. A reliable flip surplus and maximum bid therefore cannot be calculated. The £425,000 low scenario highlights valuation sensitivity.

Investor Risks & Due Diligence

• Four of the six letting rooms are individually tenanted, so tenancy terms, rent schedules and vacant-room status require verification.

• The £3,900 pcm rental evidence is an advertised asking rent and is not evidence of achieved rent.

• Buyer premium and other auction, legal and disbursement costs are not quantified.

• No HMO licensing, planning, compliance or fire-safety evidence is supplied.

• No property condition or refurbishment cost evidence is supplied.

• The low comparable of £425,000 is from 2019, while the £500,000 comparable is from 2024; market and property-specific comparability remain uncertain.

Recommendation

Investigate as a hold/BTL HMO rather than commit to a flip, subject to verification of the four tenancies, full occupancy income, HMO licensing/compliance, condition and all auction/legal fees.

Strategy Rating

Analysis Confidence

The analysis has recent same-road sales, stated annual income and one advertised rental benchmark, but lacks condition, HMO licensing, operating-cost, buyer-premium, legal-cost and full tenancy evidence.