31 Middlesex House, 4 Mercer Walk, Uxbridge, Hillingdon, UB8 1GH

Description

A Vacant Third Floor One Bedroom Flat. The property comprises a third floor one bedroom flat situated within a mixed use parade arranged over ground and seven upper floors.

Accommodation

Third Floor: Reception Room with Open-Plan Kitchen; Bedroom; Bathroom

Location

Situated in Uxbridge city centre close to local shops and amenities. Numerous green open spaces are within easy reach. Transport links are provided by Uxbridge underground station (Metropolitan line), West Drayton rail station and the M25.

Tenure / Property Information

Investment Analysis

Five completed sales within the same development range from £118,000 to £280,000, but dates, flat sizes and specification are not provided and the evidence is historic. An indicative GDV range is therefore £118,000–£280,000, with £240,000 used as the median-based base scenario; this is not a formal valuation.

Investment Snapshot

Strategy Recommendation

Investigate as a potential buy-to-let or BRRR opportunity only after reviewing the legal pack, lease charges, condition and financeability. Do not rely on the headline GDV without flat-specific and current valuation evidence.

Works Required

No specific defects or refurbishment requirements are evidenced. Inspect the flat and review the legal pack before budgeting for works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the guide price, the property could have substantial apparent value headroom against the historic same-development sales and 75% of the £240,000 base GDV would be £180,000. However, refurbishment costs, service charges, ground rent, legal costs, lender criteria and other auction costs are not supplied, so cash required and refinance viability cannot be established.

Buy-to-Let Analysis

Advertised one-bedroom rents are £1,250–£1,395 pcm, implying £15,000–£16,740 annual gross rent. Gross yield on the £75,000 guide is approximately 20.00%–22.32%, before service charge, ground rent, management, voids, finance, taxes and other acquisition costs. These are asking rents, not achieved rents.

Flip Analysis

The historic same-development sales provide an indicative £118,000–£280,000 range, with £240,000 as the base scenario. A reliable flip surplus cannot be calculated because works, acquisition costs, selling costs and the current market value are not evidenced.

Investor Risks & Due Diligence

• Historic comparable sales vary substantially and may relate to different flats.

• Advertised rents may not be achieved.

• Unknown service charge, ground rent and other lease costs.

• Unknown property condition and refurbishment requirement.

• Additional auction, legal, search, seller-cost reimbursement and transfer fees may apply.

• Leasehold and lender acceptance require legal and finance review.

Recommendation

Investigate as a potential buy-to-let or BRRR opportunity only after reviewing the legal pack, lease charges, condition and financeability. Do not rely on the headline GDV without flat-specific and current valuation evidence.

Strategy Rating

Analysis Confidence

There is useful same-development sale and rental evidence, but the sales are historic and not flat-specific; condition, service charges, ground rent, full fees and current valuation evidence are missing.