54b Stanlake Road, London, W12 7HL

Description

One bedroom flat; first floor; self contained; in need of modernisation; new 125 year lease from completion; peppercorn ground rent.

Accommodation

First Floor - One Bedroom, Reception Room, Kitchen, Bathroom / WC

Location

Situated a short distance from the junction of Swindon Street. Shopping facilities are available locally on Uxbridge Road and at Westfield Shopping Centre, along with a good selection of cafes, bars and restaurants. Recreational facilities can be found at Hammersmith Park and Shepherds Bush Green, which are both within easy reach. Nearby road connections are via the A40 and A406. Transport: National Rail Shepherds Bush; Underground: Wood Lane and Shepherds Bush.

Tenure / Property Information

Investment Analysis

Completed same-road flat sales range from £320,000 to £927,000, but bedroom count, floor area, condition and exact comparability are not supplied. The £320,000 sale at 62A Stanlake Road is the most conservative available price anchor; the wider evidence indicates substantial uncertainty. The guide is £215,000 before buyer fees and any VAT or seller charges.

Investment Snapshot

Strategy Recommendation

Potential value opportunity for a modernisation-led BTL or resale, but proceed only after confirming the auction legal pack, lease terms, service charge, building liabilities, achievable rent and a contractor refurbishment budget. Do not bid on headline yield alone.

Works Required

Modernisation of the one-bedroom flat, including the kitchen, bathroom, finishes and decoration as required. The evidence does not provide a scope, specification or refurbishment cost.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the conservative £320,000 GDV anchor, 75% refinancing would be approximately £240,000. However, total project cost cannot be calculated because refurbishment costs and buyer charges are not supplied. The new 125-year lease and peppercorn ground rent are favourable features, subject to legal and building-cost due diligence.

Buy-to-Let Analysis

The two advertised one-bedroom rents imply £2,249–£2,875 pcm, equivalent to approximately 12.55%–16.05% gross yield against the £215,000 guide. These are asking rents, not achieved rents, and the calculation excludes refurbishment, buyer fees, VAT, seller charges, finance, service charge and other ownership costs. A reliable net yield cannot be established.

Flip Analysis

A resale surplus cannot be calculated reliably because refurbishment costs, acquisition charges and selling costs are unavailable. The £320,000 conservative GDV anchor is £105,000 above the guide before those costs, while the wider same-road evidence ranges materially higher but is not sufficiently comparable.

Investor Risks & Due Diligence

• Same-road sold comparables vary substantially in price and lack bedroom, floor-area and condition details.

• The advertised rents are asking rents rather than achieved rents.

• Refurbishment scope and cost are unknown despite the property requiring modernisation.

• Buyer premium, VAT and possible seller charges are not quantified.

• Service charge, insurance, building liabilities and other lease costs are not supplied.

• No maximum bid can be calculated without verified project costs and transaction charges.

Recommendation

Potential value opportunity for a modernisation-led BTL or resale, but proceed only after confirming the auction legal pack, lease terms, service charge, building liabilities, achievable rent and a contractor refurbishment budget. Do not bid on headline yield alone.

Strategy Rating

Analysis Confidence

The property description, tenure and guide are clear, but comparable property sizes and configurations, refurbishment costs, buyer charges, service charges, achieved rents and selling costs are not supplied.