38 Gunnersbury Avenue, Acton, London, W5 4HA

Description

A Vacant Four Bedroom Detached House. Potential for Development (Subject to Obtaining all Relevant Consents)

Accommodation

Ground Floor: Three Reception Rooms, Kitchen, Conservatory, Utility Room, WC. First Floor: Four Bedrooms (One with En-Suite), Bathroom, Separate WC. Exterior: garage.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Gunnersbury Park are within easy reach. Transport links are provided by Acton Town underground station (Piccadilly line) and Ealing Broadway rail station.

Tenure / Property Information

Investment Analysis

The guide is £1,200,000 plus fees. Same-road sold comparables range from £820,000 to £1,650,000, but the sales date from 2007 to 2015 and no current comparable evidence, floor area or condition assessment is supplied. A reliable current GDV or maximum bid cannot therefore be established. The property is vacant, detached, freehold and has four bedrooms, with development potential expressly subject to obtaining all relevant consents.

Investment Snapshot

Strategy Recommendation

Do not bid on current evidence alone. Obtain the legal pack, inspect the property, verify current comparable values and refurbishment requirements, and confirm planning feasibility before considering either a rental or resale strategy.

Works Required

No specific defects are evidenced. Allow only for inspection-led repairs, decoration and assessment of measures required to improve the current EPC F rating. Any development or alteration remains subject to obtaining the relevant consents.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed because no supported GDV, refurbishment budget, finance costs or current valuation evidence is supplied. The property is vacant and the EPC is F, while development potential is conditional on consents. The guide plus the £1,800 administration charge and any legal-pack disbursements should be considered before bidding.

Buy-to-Let Analysis

The two advertised four-bedroom rents imply £3,200–£3,995 pcm, or £38,400–£47,940 annually. Against the £1,200,000 guide, this equates to approximately 3.2%–4.0% gross yield before fees, works, finance, voids and operating costs. These are asking rents rather than achieved rents, so the investment case requires local letting and cost verification.

Flip Analysis

A flip surplus cannot be calculated reliably. The sold comparables are materially dated, no current GDV or works budget is supplied, and additional purchaser and resale costs are not fully evidenced. The guide is £1,200,000 plus fees, with a further £1,800 administration charge and possible disbursements or other special-condition charges.

Investor Risks & Due Diligence

• Current EPC rating F may require improvement works or further assessment.

• Development potential is expressly subject to obtaining all relevant consents.

• Same-road sold comparables are dated between 2007 and 2015 and may not represent current value.

• Rental evidence comprises advertised asking rents, not achieved rents.

• Buyer fees are incomplete; the £1,800 administration charge is known, while disbursements and other special-condition charges may apply.

• The property is vacant, so no passing rent is evidenced.

Recommendation

Do not bid on current evidence alone. Obtain the legal pack, inspect the property, verify current comparable values and refurbishment requirements, and confirm planning feasibility before considering either a rental or resale strategy.

Strategy Rating

Analysis Confidence

The property description, tenure, occupancy, guide, dated same-road sales and two asking rents are supplied, but there is no current GDV, floor area, condition survey, refurbishment budget, achieved rent, planning evidence or complete fee schedule.