25B, Coningham Road, Shepherds Bush, London, W12 8BP

Description

By order of a major housing association. Long leasehold raised ground floor flat requiring updating. Full vacant possession.

Accommodation

One bedroom, reception room, kitchen, bathroom/WC. Approx. 44m2 / 472 sq ft.

Location

The property is situated on Coningham Road, between the Uxbridge Road and Goldhawk Road in this popular residential part of Shepherds Bush. Shopping amenities are available locally along Goldhawk Road and Uxbridge Road, while Shepherd’s Bush benefits from a regeneration scheme including new shops and several property developments. For example, the recent transformation of BBC TV centre into residential flats, offices, restaurants and bars and the opening of Soho House Members Club. This period property is located close to Brackenbury village and Ravenscourt Park with excellent transport links including Goldhawk Road London Underground Station (Circle, Hammersmith and City lines) and close to Shepherd’s Bush London Underground Station (Central Line) and Overground. Road communications include the A40 and A4, both providing access to Central London to the east and the M25 Motorway to the west. Recreational pursuits can be found at Westfield Shopping Centre, and numerous bars and restaurants locally.

Tenure / Property Information

Investment Analysis

Indicative GDV scenarios are based on the supplied same-road completed sales only: £223,000 to £450,000, with £340,000 used as the base scenario because one supplied sale was £340,000. The comparables differ in date and property details, so this is not a formal valuation. The £199,000 guide represents approximately 58.5% of the base GDV, before works and other costs.

Investment Snapshot

Strategy Recommendation

Conditional buy-to-let or BRRR assessment only after confirming the new lease terms, service charge, full works budget and Special Conditions. Do not rely on the headline GDV uplift or bid without this information.

Works Required

General updating is required, but the evidence does not specify the condition, scope or cost of works. Obtain a full inspection and refurbishment quotation before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £199,000 guide, the property could offer substantial apparent refinance headroom against the £340,000 base GDV, with 75% GDV equating to £255,000. However, cash-left-in cannot be calculated because refurbishment cost, service charge, lease information and any seller fees are unknown. Refinanceability also remains subject to lender valuation and lease acceptability.

Buy-to-Let Analysis

The supplied same-road advertised asking rent is £1,700 pcm, implying £20,400 annual gross rent and a 10.25% gross yield against the £199,000 guide. The wider advertised evidence ranges from £1,100 to £2,274 pcm, equivalent to approximately 6.63% to 13.71% on the guide. These are asking rents rather than achieved rents, and service charge, lease details, finance and refurbishment costs are unknown.

Flip Analysis

A flip may show apparent value uplift from the £199,000 guide to the £340,000 base comparable scenario, but a reliable surplus cannot be calculated. Works costs, selling costs, finance costs and any additional completion fees are unsupported, while the comparable sales vary materially in date and property details.

Investor Risks & Due Diligence

• Lease information is awaited, including service charge, ground rent and other lease terms.

• The property requires updating, but no inspection-based scope or refurbishment cost is supplied.

• The comparable sales vary by date and may not match this flat's size, condition, floor level or lease terms.

• Rental figures are advertised asking rents rather than achieved rents.

• The seller may charge additional completion fees under the Special Conditions of Sale.

• Parking and heating information are unavailable.

Recommendation

Conditional buy-to-let or BRRR assessment only after confirming the new lease terms, service charge, full works budget and Special Conditions. Do not rely on the headline GDV uplift or bid without this information.

Strategy Rating

Analysis Confidence

There are completed same-road sales and rental advertisements, but the property-specific lease terms, service charge, works scope and costs, parking/heating details and potential seller fees are unavailable. Rental evidence is advertised asking rent only.