39, Gloucester Close, LONDON, London, NW10 8EG

Description

Leasehold first floor two bedroom maisonette. Investment.

Accommodation

Two bedrooms, reception room, kitchen, bathroom/WC

Location

The property is situated within Gloucester Close, located off Brentfiled Road. Shopping amenities are available locally within Harlesden and Willesden Green. Public transport links include Harlesden mainline Rail Station, Neasden Underground Station and local bus services. Road links include the North Circular Road (A406), A40, M40 and M25. Roundwood Park is nearby.

Tenure / Property Information

Investment Analysis

The strongest evidence is the same property completing at £145,000 on 29 April 2026. Other Gloucester Close leasehold maisonette sales range from £127,000 to £265,000, but differences in lease length, condition, size and transaction circumstances are not supplied. The subject has only 19 years and 9 months remaining, with service charge, ground rent and review terms unconfirmed; this creates substantial valuation and mortgageability uncertainty. A base GDV of £145,000 is used, with an evidence range of £127,000 to £260,000, although the upper figure is not considered reliable for this short lease.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence unless the lease, rent, service charge, ground rent, tenant position and special conditions are independently verified. The short remaining lease makes both BTL and BRRR high risk; a flip is not underwritten without a confirmed exit value and costs.

Works Required

No physical defects or refurbishment requirements are evidenced, so no works allowance is included. Confirm condition, lease terms, service charge, ground rent, review provisions, tenant status and any seller completion fees before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £145,000 base GDV, 75% theoretical refinance is £108,750. This calculation does not establish actual refinance availability: the remaining 19 years and 9 months, unknown lease costs and possible lease-extension requirements may prevent or materially restrict mortgage lending. Works and total acquisition costs cannot be calculated from the supplied evidence.

Buy-to-Let Analysis

The supplied rental evidence is limited to advertised asking rents of £750 and £1,821 pcm in nearby but different locations; no subject passing rent or auctioneer estimate is provided. Using the lower asking-rent evidence gives £9,000 annual rent and a 10.00% gross yield on the £90,000 guide, but this is not a validated subject-property yield. Service charge, ground rent, voids, management, finance and seller fees are unknown. The 19-year-9-month lease is a major BTL and lending risk.

Flip Analysis

A flip surplus cannot be established because refurbishment costs, resale costs, finance costs and any seller completion fees are unknown. The £145,000 same-property sale provides the strongest resale evidence, but the short lease and wide local comparable range make resale timing and value uncertain.

Investor Risks & Due Diligence

• Only 19 years and 9 months remain on the lease.

• Service charge, ground rent and review details are unconfirmed.

• Actual passing rent is not supplied; rental evidence is advertised asking rent for different locations.

• Mortgage and refinance availability may be severely restricted by the short lease.

• Physical condition and refurbishment requirements are unknown.

• The seller may charge additional completion fees under the special conditions.

• The comparable sales show a wide value range and may not be directly comparable.

Recommendation

Do not bid on the current evidence unless the lease, rent, service charge, ground rent, tenant position and special conditions are independently verified. The short remaining lease makes both BTL and BRRR high risk; a flip is not underwritten without a confirmed exit value and costs.

Strategy Rating

Analysis Confidence

There is a recent completed sale of the same property and several local comparables, but the lease is very short, rental evidence is not for the subject, and condition, lease costs, passing rent, seller fees and refurbishment requirements are unconfirmed.