35 Pentelow Garden, Feltham

Description

Originally a 5 bedroom house, now divided into 3 self-contained units: 1 x 4 bed flat, 1 x 1 bed flat and 1 x studio unit in the rear outbuilding. Presented in good decorative order. Investment opportunity close to Heathrow. By order of the LPA Receivers.

Accommodation

Part ground and first floor flat: four double bedrooms, modern kitchen, lounge, bathroom and shower room. Part ground floor flat: double bedroom, open plan lounge/kitchen and shower room. Outbuilding: studio/bedsit comprising an open plan bedroom/living space/kitchen and bathroom. Outside: patio garden and off street parking.

Location

Situated to the north side of Pentelow Gardens, close to the junction with Staines Road. A well established residential area, convenient to the local amenities on Staines Road. Central Feltham is approximately 1 mile to the south and provides a broad range of shops, bars and restaurants. Hatton Cross Station is on the Piccadilly Line.

Tenure / Property Information

Investment Analysis

The £350,000 guide is the only current pricing evidence. The supplied Land Registry comparables are historic sales of the same property at £210,000 in 2003 and £120,000 in 2001, so they do not support a current GDV without an evidence-based adjustment. No current comparable sales, rental evidence or formal valuation is supplied. The three-unit arrangement and unknown occupation require legal and inspection due diligence.

Investment Snapshot

Strategy Recommendation

Do not bid on yield or refinance assumptions at this stage. Treat as a conditional acquisition only after verifying vacant or lawful occupation, the three-unit configuration, legal compliance, current market value, rents and all auction charges.

Works Required

The property is described as being in good decorative order, and no specific defects or required works are evidenced. Allow for inspection, confirmation of the condition of the three units and any legally required works only after due diligence; no numeric works allowance is supported.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed without a supported current GDV, rent, refurbishment budget and total acquisition-cost figure. Refinance proceeds and cash left in are therefore unsupported. Confirm occupation, title/planning/building-regulation status, unit configuration and lender acceptability before bidding.

Buy-to-Let Analysis

BTL performance cannot be quantified because no sufficiently specific rental comparables or auctioneer rent estimate are supplied. Occupation is unknown, and the legal status and operating arrangements of the three self-contained units are not evidenced. Buyer fees and possible seller charges or VAT are also unresolved.

Flip Analysis

A flip surplus cannot be calculated because no current GDV, works budget or supported selling-cost allowance is supplied. The historic same-property sales do not establish a current resale value. The description indicates good decorative order, but this is not a formal condition or valuation assessment.

Investor Risks & Due Diligence

• Occupation is unknown.

• The legal, planning and building-regulation status of the three self-contained units is not supplied.

• No sufficiently specific rental evidence or passing-rent information is available.

• The buyer fee is unspecified.

• Seller charges and possible VAT are unresolved pending the Special Conditions of Sale.

• No EPC, council tax or heating information is supplied.

• Historic comparables are too old to establish current market value.

Recommendation

Do not bid on yield or refinance assumptions at this stage. Treat as a conditional acquisition only after verifying vacant or lawful occupation, the three-unit configuration, legal compliance, current market value, rents and all auction charges.

Strategy Rating

Analysis Confidence

Evidence includes the guide price, property description, tenure and two historic same-property sales, but lacks current comparables, rent, condition costs, EPC, council tax, occupation detail, legal compliance evidence and complete auction fees.