51 Westgate House, West Gate, London, W5 1AY

Description

Vacant leasehold self-contained upper ground floor studio flat. Key features: reception room/kitchen through to bedroom area and bathroom. GIA approximately 32 sq m (344 sq ft). By Order of LPA Receivers.

Accommodation

Reception Room/Kitchen through to Bedroom area; Bathroom

Location

The property is on the south side of Westgate. The shops and amenities of Ealing are to the south. Hanger Lane station (Central) is approximately 0.3 miles to the south west. The A40 is to the south. Pitshanger Park is to the west.

Tenure / Property Information

Investment Analysis

Five completed sales at Westgate House on 13 June 2025 range from £179,259 to £275,119, with a median of £202,293. These provide a useful same-building market proxy, but the evidence does not identify the comparable sizes, layouts, condition or whether any are directly equivalent studios. The base GDV is therefore an indicative median-based estimate only, with the observed sales range used as low and high scenarios.

Investment Snapshot

Strategy Recommendation

Do not bid on current evidence alone. Obtain a viewing, lease and service-charge information, rental evidence and all buyer/seller charges before considering a BTL, BRRR or resale purchase.

Works Required

No defects, condition issues or required works are specified. A physical inspection and review of the lease, building information and statutory documentation are required before establishing a refurbishment scope or allowance.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the indicative base GDV of £202,293, 75% refinancing would be approximately £151,719.75. A cash-left-in calculation cannot be completed because refurbishment costs, acquisition charges and other project costs are not supplied. The long lease is supportive, but lease covenants, service charges and lender criteria remain unverified.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is provided. The £250 annual ground rent is known, but other ownership, finance and operating costs are not supplied.

Flip Analysis

The same-building completed sales suggest a broad resale range of £179,259 to £275,119, with a median proxy of £202,293. A flip surplus cannot be calculated because refurbishment, acquisition, finance, selling and other project costs are unsupported. The wide comparable range creates material valuation uncertainty.

Investor Risks & Due Diligence

• The five comparable sale prices vary substantially, creating uncertainty around the flat's achievable GDV.

• No rental evidence is available, so income and yield cannot be assessed.

• No condition information or refurbishment budget is provided.

• Buyer, administration, seller and third-party charges are unspecified.

• Annual ground rent of £250 applies, while service charges and other leasehold costs are not supplied.

• Lease covenants, service-charge position and other lease documentation have not been provided.

• The property is vacant and is being sold by order of LPA Receivers; the legal pack and title should be reviewed before bidding.

Recommendation

Do not bid on current evidence alone. Obtain a viewing, lease and service-charge information, rental evidence and all buyer/seller charges before considering a BTL, BRRR or resale purchase.

Strategy Rating

Analysis Confidence

The property description, tenure, lease term, vacancy, guide price and five same-building completed sales are provided, but there is no condition assessment, rental evidence, service-charge information, EPC, council tax, buyer fees or directly matched comparable detail.