51 Hendon Way, Cricklewood, London, NW2 2LX

Description

A Vacant Four Bedroom Semi Detached House. Potential for Loft Extension (Subject to Obtaining all Relevant Consents)

Accommodation

Ground Floor: Two Reception Rooms, Kitchen, Bedroom, WC. First Floor: Three Bedrooms, Bathroom, Separate WC. Exterior: garage, rear garden and off street parking.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Golders Hill Park are within easy reach. Transport links are provided by Brent Cross underground station (Northern line), West Hampstead overground station and rail station.

Tenure / Property Information

Investment Analysis

Same-road HM Land Registry comparables include £705,000 and £750,000 sales in 2025 for semi-detached freehold properties, supporting a base GDV of £750,000. The £655,000 and £780,000 sales are older evidence, so a supported scenario range of £705,000–£780,000 is used. No floor area, condition or improvement specification is supplied, and the potential loft extension is subject to consents.

Investment Snapshot

Strategy Recommendation

Proceed only after legal-pack review, survey and costed due diligence. Treat the property primarily as a vacant residential purchase with potential upside, but do not rely on loft-extension value or a flip margin until consents, condition and costs are verified.

Works Required

No specific refurbishment works are evidenced. Obtain a full survey and assess the existing house, garage, garden and parking. Investigate loft-extension feasibility and all required consents before attributing any value to it. The EPC is rated D, but no upgrade works are specified.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A 75% refinance of the base GDV would be approximately £562,500. However, total project cost cannot be calculated because refurbishment costs, acquisition disbursements and other finance-related costs are unknown. Cash left in and equity therefore cannot be reliably assessed.

Buy-to-Let Analysis

BTL performance cannot be established. The only rental evidence supplied is an advertised £1,625 pcm listing in LS18 4, which is not sufficiently comparable to this NW2 property. No reliable local rent, operating costs or refurbishment budget is provided.

Flip Analysis

The £595,000 guide is below the £750,000 base GDV by £155,000 before the £1,800 admin charge, works, legal/disbursement costs, finance and selling costs. The apparent margin is not a confirmed profit because condition, floor area, project costs and selling allowance are unsupported.

Investor Risks & Due Diligence

• Condition and required works are unknown because no survey evidence is supplied.

• The loft extension is only potential and is subject to obtaining all relevant consents.

• Rental evidence is not comparable geographically and cannot support a reliable rent or yield.

• Legal-pack disbursements may become payable but are unspecified.

• Selling, finance, legal and refurbishment costs are not supplied, so project profitability cannot be confirmed.

Recommendation

Proceed only after legal-pack review, survey and costed due diligence. Treat the property primarily as a vacant residential purchase with potential upside, but do not rely on loft-extension value or a flip margin until consents, condition and costs are verified.

Strategy Rating

Analysis Confidence

Two recent same-road completed sales support the GDV range, but there is no floor area, condition report, local rental evidence, refurbishment budget or complete fee schedule.