50 Sable Close, Hounslow, Middlesex

Description

A two bedroom ground and first floor flat. The property forms part of a purpose built block of non standard construction. In need of modernisation. Vacant.

Accommodation

Ground Floor - Entrance Hallway, Reception Room, Kitchen. First Floor - Two Bedrooms, Bathroom/WC, WC.

Location

Located on Sable Close, accessed off Chinchilla Drive. Shopping facilities can be found nearby along Bath Road and to a further extent in the centre of Hounslow. Recreational amenities of Beaversfield Park and Lampton Park are both easily accessible. Transport connections are excellent with several bus stops, underground stations and access to Heathrow Airport. Transport Hounslow West - Piccadilly.

Tenure / Property Information

Investment Analysis

The £90,000 guide is the only supplied price evidence. No completed sales or formal valuation evidence is provided, so GDV and a supported bidding value cannot be established. The flat is vacant, leasehold, non-standard construction and in need of modernisation. A new 990-year lease is stated to be granted on completion, subject to the legal pack. The only rental evidence is an advertised asking rent of £1,625 pcm; this is not an achieved rent.

Investment Snapshot

Strategy Recommendation

Proceed only after inspection, legal-pack review and independent valuation/contractor pricing. Do not rely on the headline rent or guide-price yield when setting a bid.

Works Required

Modernisation of the flat as supported by the description. The specific scope, condition and costs require inspection and review of the legal pack; no additional defects are evidenced.

Rental & Market Context

Potential BRRR Position

A BRRR assessment cannot be completed reliably because there is no supported GDV, refurbishment budget, completed-sales evidence or lending valuation. The new 990-year lease may assist long-term leaseholdability, but its terms and any charges require legal-pack review. Refinance proceeds and cash left in are therefore unsupported.

Buy-to-Let Analysis

The supplied advertised asking rent is £1,625 pcm, equivalent to £19,500 annually. This implies 21.67% gross rent against the £90,000 guide alone, but the calculation excludes buyer fees, VAT if applicable, modernisation costs, finance, service charges, voids and maintenance. As the rent is only an asking rent and total acquisition cost is unknown, a reliable net or all-in yield cannot be established.

Flip Analysis

A flip appraisal cannot be supported because no completed comparables, GDV, refurbishment cost or selling-cost allowance has been supplied. The guide price alone is insufficient to establish a resale margin.

Investor Risks & Due Diligence

• Non-standard construction may affect mortgageability, insurance and resaleability.

• The property is in need of modernisation, but the scope and cost are not supplied.

• Buyer fees, VAT applicability and any seller charges are not quantified.

• The £1,625 pcm figure is an advertised asking rent rather than achieved or passing rent.

• No completed-sale evidence is supplied to support GDV or a maximum bid.

• The new 990-year lease and its detailed terms require legal-pack review.

• Vacancy creates potential void and letting risk.

Recommendation

Proceed only after inspection, legal-pack review and independent valuation/contractor pricing. Do not rely on the headline rent or guide-price yield when setting a bid.

Strategy Rating

Analysis Confidence

The property description, guide, tenure, vacancy and one advertised rent are supplied, but there are no completed comparables, refurbishment costs, service-charge details, buyer/admin fee amounts or formal GDV evidence.