48 Berkeley Close, Ruislip, Hillingdon, HA4 6LE

Description

A Vacant Ground Floor Two Bedroom Maisonette. The property comprises a ground floor two bedroom maisonette situated within a semi detached building arranged over ground and first floors.

Accommodation

Ground Floor: Reception Room, Kitchen, Two Bedrooms, Bathroom.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Bessingby Park are within easy reach. Transport links are provided by Ruislip Gardens underground station (Central line) and South Ruislip rail station.

Tenure / Property Information

Investment Analysis

The supplied completed sales on Berkeley Close range from £141,000 to £380,275. The three 2024–2025 sales are £345,000, £370,000 and £380,275, but the evidence does not state their unexpired lease terms, condition, floor area or whether they are directly comparable to this approximately 11-year lease. The short lease materially limits the usefulness of those comparables. No supported GDV can therefore be established without lease-specific valuation and extension evidence.

Investment Snapshot

Strategy Recommendation

Do not proceed on the guide price without legal review of the lease, a lease-extension valuation, lender feedback and a full condition/EPC assessment. The opportunity is potentially lease-extension-led rather than a conventional BTL or flip, but the evidence is insufficient to set a bid.

Works Required

The property is described as vacant and has an EPC rating of G. The evidence does not provide a condition schedule or identify specific defects, so no reliable refurbishment scope or cost can be specified. An EPC and condition assessment would be required before budgeting works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR strategy is not supportable on the supplied evidence. Refinance depends on an acceptable lease term, lender criteria and a lease-specific valuation, none of which are established. The 11-year lease and unknown extension liability create substantial refinance risk.

Buy-to-Let Analysis

BTL underwriting cannot be completed because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The approximately 11-year unexpired lease is a major lending, marketability and resale risk, and lease-extension costs are unknown. The £1,800 administration charge is known, while other possible disbursements and purchaser costs are unspecified.

Flip Analysis

A flip appraisal cannot be reliably calculated. Although nearby completed sales are supplied, their lease terms and condition are unknown and may not be comparable with this approximately 11-year lease. No refurbishment budget, lease-extension cost, selling allowance or supported GDV is available.

Investor Risks & Due Diligence

• Approximately 11 years remain on the stated 90-year lease from 23 July 1948.

• The supplied comparable sales do not state their unexpired lease terms, so their relevance is uncertain.

• No rental evidence or auctioneer rent estimate is supplied.

• The current EPC rating is G.

• Property condition and refurbishment requirements are not evidenced.

• Lease-extension cost, premium and process are not supplied.

• The £1,800 administration charge is known, but other possible disbursements, search fees, seller costs, legal fees and transfer fees are unspecified.

• Short lease may restrict mortgage availability, refinance and resale demand.

Recommendation

Do not proceed on the guide price without legal review of the lease, a lease-extension valuation, lender feedback and a full condition/EPC assessment. The opportunity is potentially lease-extension-led rather than a conventional BTL or flip, but the evidence is insufficient to set a bid.

Strategy Rating

Analysis Confidence

Completed sales and the guide price are supplied, but there is no lease-specific comparable evidence, rent evidence, condition detail, refurbishment cost, lease-extension cost or complete purchaser-cost schedule.