29 Aberdeen Place, St Johns Wood, London, NW8 8JP

Description

Investment property internally arranged to provide four self-contained flats: two one-bedroom flats and two studio flats. Total GIA of the flats is approximately 161.3 sq m (1,736 sq ft).

Accommodation

Four self-contained flats comprising two one-bedroom flats and two studio flats. Total GIA approximately 161.3 sq m (1,736 sq ft).

Location

The property is located on the north side of Aberdeen Road, close to Regents Canal. The shops and amenities of St. John's Wood High Street are readily available. Warwick Avenue underground station on the Bakerloo Line is approximately 0.4 miles to the west. Wellington Road (A41) is to the north east and Westway (A40) is to the south. The open spaces of Regent's Park are within walking distance. Lord's Cricket Ground is nearby.

Tenure / Property Information

Investment Analysis

The £700,000+ guide is the only price evidence supplied. No completed sales, formal valuation, passing rent schedule, auctioneer rent estimate, condition report or buyer/admin fee schedule is available. The single £1,600 pcm Rightmove figure is an advertised asking rent and is not sufficiently attributable to any of the four flats to support a property-level rent or yield calculation. GDV and a reliable maximum bid cannot therefore be established.

Investment Snapshot

Strategy Recommendation

Do not bid on the supplied evidence alone. Obtain the legal pack, tenancy documents and rent schedule, confirm the long lease terms, inspect the building and obtain independent valuation and condition advice before setting a bid.

Works Required

No refurbishment works are evidenced. Allow for inspection and verification of the condition, services and common parts only; no cost allowance is supportable from the supplied information.

Rental & Market Context

Potential BRRR Position

A BRRR assessment is not supportable without a defensible current or post-works valuation, rent schedule, refurbishment scope and finance-cost assumptions. The tenancy structure may also affect valuation, possession and refinanceability, particularly the regulated tenancy and long lease.

Buy-to-Let Analysis

The building contains four flats, but no passing rents or reliable flat-by-flat rental evidence is supplied. The £1,600 pcm figure is an asking rent for unspecified properties and cannot be extrapolated across the building. BTL yield and cash flow cannot be established. Tenancy terms, including a regulated tenancy and a long lease, require detailed review.

Flip Analysis

A flip assessment cannot be completed because there are no completed sales or supported GDV evidence, no condition-based works budget and no supported selling-cost allowance. The property is also occupied under multiple tenancy arrangements, which may affect resale execution.

Investor Risks & Due Diligence

• Two flats are subject to Assured Periodic Tenancies, one is subject to a Regulated Tenancy and one is subject to a Long Lease; the detailed legal and financial implications are not supplied.

• No passing rent schedule or flat-by-flat rental evidence is provided.

• The only rental evidence is an advertised £1,600 pcm asking rent for unspecified properties and is not an achieved rent or confirmed subject-property rent.

• No completed sales or other valuation evidence is supplied.

• No condition, EPC, services, repair or refurbishment information is supplied.

• Buyer premium, administration charge and other applicable acquisition costs are not quantified; the seller or third parties may charge additional fees.

Recommendation

Do not bid on the supplied evidence alone. Obtain the legal pack, tenancy documents and rent schedule, confirm the long lease terms, inspect the building and obtain independent valuation and condition advice before setting a bid.

Strategy Rating

Analysis Confidence

The property configuration and tenure structure are provided, but valuation, rents, condition, costs, tenancy detail and comparable evidence are materially incomplete.