41 Landward Court, Harrowby Street, Marylebone, London

Description

An eleventh floor flat forming part of a purpose built block. A Four Bedroom flat of approximately 919 sq st. Presented in reasonable decorative order. Benefits from a lift. Vacant possession. Conveniently located for transport links and the popular amenities of Marylebone.

Accommodation

Eleventh Floor- Reception Room, Four Bedrooms, Kitchen, Shower Room/WC, Bathroom/WC

Location

Located near to the junction of Harrowby Street and Brendon Street. An extensive range of shopping facilities can be found nearby in Marylebone. Recreational amenities of Hyde Park and Regents Park are easily accessible. Transport: National Rail- Paddington; Underground- Marble Arch (Central Line), Edgware Road (Bakerloo Line, Circle Line, District Line, Hammersmith & City Line).

Tenure / Property Information

Investment Analysis

The two most recent same-building completed sales were £415,000 on 4 August 2026 and £441,517 on 29 August 2025. Older same-building sales range from £570,000 to £700,000, but no dates, sizes, floors, condition or specification are provided to establish comparability. The £450,000 guide is above both recent sales and the flat has approximately 82 years unexpired. A base GDV of £441,517 is used, with a low scenario of £415,000 and a high evidence scenario of £700,000; the high scenario relies on the oldest supplied comparable and has low current-market reliability.

Investment Snapshot

Strategy Recommendation

Avoid bidding at the £450,000 guide unless legal due diligence, lease review and independent valuation identify materially stronger value than the recent same-building sales. Do not proceed as a BTL or BRRR project without verified rent and full costings.

Works Required

The flat is described as being in reasonable decorative order. No specific defects or refurbishment requirements are evidenced, so no works allowance is estimated. Inspect the flat, common parts and lease documentation before bidding and budget only for any works identified.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the base GDV of £441,517, 75% refinance is approximately £331,138. Total project cost cannot be calculated because refurbishment costs and buyer, administration and other fees are not supplied. On the available evidence, the guide price alone is approximately £118,863 above the indicative 75% refinance proceeds, before costs or finance.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The £450,000 guide is above the two most recent same-building sales, and the approximately 82-year lease may affect lettability, financing and resale.

Flip Analysis

A flip appraisal cannot be completed reliably because refurbishment costs, acquisition costs and selling costs are not supplied. The guide is already above the two most recent same-building completed sales, leaving no evidenced margin against the base GDV.

Investor Risks & Due Diligence

• The £450,000 guide exceeds the two most recent supplied same-building sales of £415,000 and £441,517.

• Approximately 82 years remain on the lease; extension terms and costs are not supplied.

• No sufficiently specific rental evidence or auctioneer rent estimate is available.

• Buyer premium, administration charge and other auction fees are not supplied.

• EPC, council tax, parking and heating information are not supplied.

• The older £570,000 and £700,000 comparables lack specification and condition details and may not represent current value.

Recommendation

Avoid bidding at the £450,000 guide unless legal due diligence, lease review and independent valuation identify materially stronger value than the recent same-building sales. Do not proceed as a BTL or BRRR project without verified rent and full costings.

Strategy Rating

Analysis Confidence

There are several same-building completed sales and clear tenure, size and occupancy information, but the comparable specifications, rent, condition detail, EPC, charges, auction fees and refurbishment requirements are unavailable.