35 Reid Close, Hayes, Middlesex, UB3 2DD

Description

A Ground Floor Two Bedroom Flat in Need of Refurbishment. The property comprises a ground floor two bedroom flat situated within a purpose built building arranged over ground and first floors. By Order of the Mortgagees Not in Possession.

Accommodation

Ground Floor: Reception Room, Kitchen, Two Bedrooms, Bathroom.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Barra Hall Park are within easy reach. Transport links are provided by West Drayton rail station.

Tenure / Property Information

Investment Analysis

Same-road completed sales range from £280,000 to £320,000. The latest supplied sale was £295,000 on 19 August 2026. As the evidence does not provide comparable floor areas, layouts, condition or subject-specific differences, £295,000 is used as an indicative base GDV, with £280,000–£320,000 as an evidence-supported range. The flat is stated to need refurbishment, but no scope or cost evidence is supplied.

Investment Snapshot

Strategy Recommendation

Proceed only subject to inspection, a priced refurbishment schedule and legal-pack review. The price-to-comparable spread appears potentially attractive, but the missing works, rent and additional-cost evidence prevents a reliable BTL, BRRR or flip commitment.

Works Required

Refurbishment is required according to the description. The specific works, specification and cost cannot be established from the supplied evidence; inspect the flat and review the legal pack before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the indicative base GDV of £295,000, 75% refinancing equates to £221,250. However, total project cost cannot be calculated because refurbishment costs, disbursements and any other applicable charges are unknown. Cash left in and equity therefore cannot be reliably assessed.

Buy-to-Let Analysis

BTL yield cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The known guide price is £165,000, with a stated £1,800 administration fee, but refurbishment, disbursements and other purchase costs remain unknown.

Flip Analysis

The indicative resale/GDV range is £280,000–£320,000, based on supplied completed sales. A flip surplus cannot be calculated because refurbishment costs and selling allowances are not supplied. The latest comparable at £295,000 supports the base GDV but does not confirm the subject's post-refurbishment value.

Investor Risks & Due Diligence

• Refurbishment scope and cost are unknown despite the property being described as in need of refurbishment.

• No sufficiently specific rental evidence is available, so rental income and yield cannot be established.

• Comparable sales may differ from the subject in size, layout and condition; those details are not supplied.

• The legal pack may identify disbursements, search fees, seller-cost reimbursements, legal fees, transfer fees or other charges.

• The property is leasehold; service-charge, ground-rent and other lease terms beyond the approximate unexpired term are not supplied.

• The property is being sold by order of mortgagees not in possession, making legal-pack review particularly important.

Recommendation

Proceed only subject to inspection, a priced refurbishment schedule and legal-pack review. The price-to-comparable spread appears potentially attractive, but the missing works, rent and additional-cost evidence prevents a reliable BTL, BRRR or flip commitment.

Strategy Rating

Analysis Confidence

There are five same-road completed sales and clear tenure/lease information, but no rental evidence, refurbishment budget, floor areas, EPC, service-charge information or full purchase-cost details.