55 Second Avenue, North Kensington, London, W10 4RN

Description

Freehold mid terrace house. Ground floor comprises a through reception room, kitchen and bathroom; first floor comprises three bedrooms. Rear garden. GIA approximately 78.31 sq m (843 sq ft). The Vendor will not accept offers prior to the auction.

Accommodation

Ground Floor - Through Reception Room, Kitchen, Bathroom; First Floor - Three Bedrooms; Rear Garden; GIA approximately 78.31 sq m (843 sq ft).

Location

Situated on the west side of Second Avenue. There is a range of shops and amenities along Harrow Road to the south east. Queens Park rail station (overground and underground services) is approximately 0.7 miles to the north. The A40 is to the south. Paddington Recreation Ground is to the east.

Tenure / Property Information

Investment Analysis

HM Land Registry evidence shows five same-road freehold terraced sales between £810,000 and £920,000, including £813,000 in December 2020 and £920,000 in April 2022. An indicative base GDV of £866,500 uses the average of these two more recent sales, with £813,000–£920,000 as an evidence-based range. The comparables' sizes, specifications and condition are not supplied, and market movement since the latest sale is unknown, so this is not a formal valuation.

Investment Snapshot

Strategy Recommendation

Potential value-led acquisition or flip subject to an independent survey, confirmed legal pack, realistic works quotation, selling-cost assessment and rental/valuation confirmation. Do not bid solely on the guide-to-comparable price gap.

Works Required

No specific defects or refurbishment works are evidenced. A full survey, inspection and cost plan are required before bidding; no works allowance can be responsibly estimated from the supplied information.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

The guide price is substantially below the indicative same-road sold evidence, but refurbishment cost, purchase costs and achievable rent are unavailable. A 75% refinance against the indicative base GDV would be £649,875, but cash left in cannot be calculated without total project cost. Do not rely on the refinance case until survey, finance and rental evidence are obtained.

Buy-to-Let Analysis

BTL analysis cannot be completed because no sufficiently specific rental comparable or auctioneer rent estimate is provided. Gross rent and yield therefore remain unsupported. The property is vacant and freehold, but condition, EPC, council tax and operating costs are also unknown.

Flip Analysis

There is an apparent gross value gap between the £325,000+ guide and the indicative £866,500 base GDV. However, works, acquisition costs, selling costs and condition are unknown, so a reliable flip surplus and maximum bid cannot be calculated. The sold comparables also lack size and specification details.

Investor Risks & Due Diligence

• Condition and required works are not disclosed in the supplied evidence.

• No sufficiently specific rental evidence is available, preventing a supported yield assessment.

• Comparable sale sizes, specifications and condition are not supplied.

• Buyer, administration, seller and third-party charges are not quantified.

• EPC, council tax, heating and parking information are not supplied.

• The vendor will not accept offers before the auction.

Recommendation

Potential value-led acquisition or flip subject to an independent survey, confirmed legal pack, realistic works quotation, selling-cost assessment and rental/valuation confirmation. Do not bid solely on the guide-to-comparable price gap.

Strategy Rating

Analysis Confidence

Same-road freehold sold evidence supports an indicative GDV range, but comparable sizes and condition are missing and there is no rental, refurbishment, EPC, buyer-fee or detailed cost evidence.