2A Wotton Road, Cricklewood, London

Description

A four bedroom first floor maisonette measuring approximately 831 sq ft, with vacant possession, own front door, presented in reasonable decorative order, conveniently located for the amenities of Cricklewood.

Accommodation

First Floor: Reception Room, Kitchen, Four Bedrooms, Bathroom/WC

Location

Located near to the junction of Wotton Road and Langton Road. An extensive range of shopping facilities can be found nearby in the centre of Cricklewood. Recreational amenities of Gladstone Park and Claremont Park are both easily accessible. Transport: National Rail – Cricklewood.

Tenure / Property Information

Investment Analysis

The evidence includes same-road leasehold flat/maisonette sales ranging from £390,000 to £495,000, including £495,000 at 8 Wotton Road in June 2025 and £400,000 at 12 Wotton Road in July 2022. The comparables’ sizes, bedroom counts and condition are not supplied, so they support only a broad indicative range. A base GDV of £450,000 is used as an estimate, with low and high scenarios of £400,000 and £495,000.

Investment Snapshot

Strategy Recommendation

Potential value-led purchase subject to legal, leasehold and physical inspection, but do not rely on the indicative GDV without confirming comparable size, condition and bedroom configuration. Obtain rental evidence and all auction costs before bidding.

Works Required

The maisonette is described as being in reasonable decorative order, and no specific defects or major works are evidenced. Allowance should therefore be based only on inspection-confirmed redecoration, repairs or compliance works; no quantified refurbishment budget is supportable from the evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the indicative £450,000 base GDV, a 75% refinance would be approximately £337,500. Purchase price, works and buyer costs cannot be combined into a reliable total because works and auction charges are not supplied. BRRR viability therefore depends on the achieved purchase price, inspection-confirmed works and available rental evidence.

Buy-to-Let Analysis

BTL appraisal cannot be completed because no sufficiently specific rental comparable or auctioneer rent estimate is provided. Gross yield, operating surplus and an evidence-based bid limit cannot therefore be established.

Flip Analysis

The sold evidence indicates a broad same-road value range of £390,000 to £495,000, with a £450,000 base GDV estimate. A flip surplus cannot be calculated because refurbishment costs, buyer costs and selling costs are unsupported. The guide is £350,000, but the evidence is insufficient to establish a firm maximum bid.

Investor Risks & Due Diligence

• No sufficiently specific rental evidence is available, preventing a reliable BTL yield assessment.

• The sold comparables’ sizes, bedroom counts and condition are not provided, limiting GDV reliability.

• No buyer premium, administration charge or other auction fees are supplied.

• No quantified refurbishment allowance is supportable from the description alone.

• Leasehold legal review remains important despite the stated approximately 129 years unexpired.

• EPC, council tax, parking and heating information are not provided.

Recommendation

Potential value-led purchase subject to legal, leasehold and physical inspection, but do not rely on the indicative GDV without confirming comparable size, condition and bedroom configuration. Obtain rental evidence and all auction costs before bidding.

Strategy Rating

Analysis Confidence

There are several relevant same-road completed sales and a stated property size, tenure and condition, but comparable specifications, rental evidence, refurbishment costs, auction fees and property compliance information are missing.