3C, Cathnor Road, Shepherds Bush, London, W12 9JD

Description

Long leasehold first floor flat requiring updating. Full vacant possession. By order of a major housing association.

Accommodation

One bedroom, reception room, kitchen, bathroom/WC. Approx. 47m² / 504 sq ft.

Location

The property is situated on Cathnor Road, between the Uxbridge Road and Goldhawk Road in Shepherds Bush. Local amenities include shopping along Goldhawk Road and Uxbridge Road, Westfield Shopping Centre, bars and restaurants. The property is close to Brackenbury Village and Ravenscourt Park, with transport links including Goldhawk Road, Stamford Brook and Shepherd’s Bush stations. Road communications include the A40 and A4.

Tenure / Property Information

Investment Analysis

The available sold evidence on Cathnor Road ranges from £445,000 to £760,000, including a £610,000 sale on 31 March 2026 and a £760,000 sale on 21 October 2025. However, the comparables do not provide floor area, bedroom configuration, condition or exact comparability to this 504 sq ft first-floor flat. A broad evidence-led scenario range is therefore £445,000–£760,000, with £610,000 used as the base GDV estimate, subject to inspection and confirmation of the new lease terms.

Investment Snapshot

Strategy Recommendation

Potential BTL or BRRR candidate at the guide price, subject to confirming the lease, legal pack, condition and achievable rent. Do not set a maximum bid until the works and all completion costs are known.

Works Required

General updating is required, but no specific defects or scope are supplied. Obtain an inspection and budget for only the works identified. The legal pack and new 125-year lease should also be reviewed before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the base GDV estimate of £610,000, a theoretical 75% refinance is £457,500. Cash left in cannot be calculated because refurbishment costs, purchase-related seller fees and full lease/legal costs are unavailable. The strategy depends on confirming the lease, achievable rent and actual post-update value.

Buy-to-Let Analysis

The two advertised one-bedroom rents support a range of £1,374–£1,599 pcm, equivalent to an estimated gross yield of 7.49%–8.72% against the £220,000 guide price before works, finance, tax, voids and management. These are asking rents rather than achieved rents, and the required updating cost is unknown, so net returns cannot be established.

Flip Analysis

The evidence indicates a broad potential resale value range, but a reliable flip surplus cannot be calculated because the updating scope and cost, acquisition costs beyond the £1,800 administration charge, seller fees and selling costs are not supplied. The comparable sales also vary materially and lack detailed property specifications.

Investor Risks & Due Diligence

• Lease information is awaited, including confirmation of the new 125-year lease and peppercorn ground rent.

• The flat requires updating, but no detailed condition report or refurbishment cost is provided.

• Additional seller fees may be payable under the Special Conditions of Sale.

• Rental figures are advertised asking rents rather than achieved or passing rents.

• Sold comparables range widely and lack size, bedroom and condition details, reducing GDV confidence.

• EPC is rated D, which may affect future letting considerations.

Recommendation

Potential BTL or BRRR candidate at the guide price, subject to confirming the lease, legal pack, condition and achievable rent. Do not set a maximum bid until the works and all completion costs are known.

Strategy Rating

Analysis Confidence

There is useful same-road sold and rental evidence, but the comparables lack detailed specifications, the lease information is awaited, the updating scope and costs are unknown, and additional seller fees may apply.