40, Crownage Court, 99, Staines Road West, Sunbury-on-Thames, Middlesex

Description

Upon Instruction of AMG. Leasehold second floor studio flat.

Accommodation

Studio room open plan to kitchen, bathroom/wc. Outside: roof terrace.

Location

Crownage Court is located on Staines Road West (A308). Shopping amenities are available locally within Sunbury-on-Thames, with further shops, bars and restaurants in Staines-upon-Thames to the west and Richmond upon Thames to the east. Public transport links are available at Sunbury-on-Thames Train Station to the east and Upper Halliford Rail Train Station to the south, along with local bus services. Road links include the A308 and the M3 to the east. Recreational pursuits include Kempton Park Racecourse to the east and Sunbury Golf Course to the south.

Tenure / Property Information

Investment Analysis

Same-building HM Land Registry evidence shows leasehold flat/maisonette sales between £190,000 and £210,000, with four recorded at £210,000 and one at £190,000. A working GDV of £200,000 is used as the midpoint, but the evidence does not confirm that the comparables are identical studio units or provide floor area, condition or lease terms. The £132,000 guide is materially below the evidenced sales range, subject to lease, condition and auction-cost due diligence.

Investment Snapshot

Strategy Recommendation

Conditional value-led purchase only after reviewing the lease and all Special Conditions, confirming service charge and ground rent liabilities, inspecting condition and establishing a studio-specific rent. Do not rely on the apparent discount to comparable sales without this due diligence.

Works Required

No refurbishment works are evidenced. Allowance cannot be quantified until the flat is inspected and the condition of the studio, kitchen, bathroom and roof terrace is confirmed. Obtain lease, service-charge, ground-rent and management information before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £132,000 guide, the known purchase price plus the £1,800 inclusive buyer administration charge is £133,800 before refurbishment, legal, finance, seller and other completion costs. A 75% refinance against the £200,000 base GDV would be £150,000, but cash left in cannot be calculated because total project costs and lease-related liabilities are unknown.

Buy-to-Let Analysis

BTL yield cannot be established. The only rental evidence is an advertised £750 pcm asking rent for a one-bedroom flat, which is not confirmed as applicable to this second-floor studio. Ground rent, service charge, lease length, buyer costs and any seller fees are also unknown.

Flip Analysis

The evidenced same-building sales support a broad £190,000–£210,000 GDV range, with £200,000 used as the base case. A reliable flip surplus cannot be calculated because refurbishment, acquisition, finance, selling and potentially applicable seller costs are unsupported.

Investor Risks & Due Diligence

• Lease length, ground rent, review provisions and service charge are awaited.

• The subject's condition and any required works are not evidenced.

• The only rental evidence is an advertised asking rent for a one-bedroom flat, not this studio.

• Parking and heating arrangements are unspecified.

• The seller may charge additional completion fees under the Special Conditions of Sale.

• The comparable sales are recorded as flat/maisonette transactions but are not confirmed to be identical studio units.

Recommendation

Conditional value-led purchase only after reviewing the lease and all Special Conditions, confirming service charge and ground rent liabilities, inspecting condition and establishing a studio-specific rent. Do not rely on the apparent discount to comparable sales without this due diligence.

Strategy Rating

Analysis Confidence

There are several same-building completed sales and a stated guide price, but the subject's floor area, condition, lease length, ground rent, service charge, parking, heating, rental evidence and possible completion fees are not supplied.