6 Paddock Gate (and parking spaces), North Street, Winkfield, Windsor, Berkshire, SL4 4SY

Description

Investment opportunity comprising a leasehold self-contained two bedroom ground floor flat, subject to an Assured Shorthold Tenancy. Includes two parking spaces. Basement subject to a sub-lease. By order of LPA Receivers.

Accommodation

Reception room, kitchen, bedroom with ensuite bathroom, further bedroom and shower room.

Location

Located on North Street in Winkfield, within the Royal Borough of Windsor and Maidenhead. Approximately 5 miles north of Windsor town centre, 6 miles south of Maidenhead and approximately 25 miles west of Central London. Windsor shopping and dining facilities, the M4 motorway at Junction 6, rail connections via nearby Ascot and Windsor stations, and Cranbourne Park are accessible.

Tenure / Property Information

Investment Analysis

The evidence includes one 2026 leasehold flat sale at Godesia House, North Street, Winkfield, for £337,000, and four 2019 leasehold flat sales at Paddock Gate ranging from £348,000 to £396,000. However, bedroom count, floor area, condition, parking provision, tenure details and exact comparability are not supplied. The Godesia House sale is not confirmed as the same development. These sales therefore provide market context only and do not support a reliable GDV for this specific flat. The £100,000+ guide is substantially below the cited sales, but the reason cannot be established from the evidence.

Investment Snapshot

Strategy Recommendation

Do not bid on yield or resale assumptions without the tenancy file, inspection, lease and basement sub-lease review, and confirmation of all auction and seller charges. Consider only a tightly capped purchase after those checks establish the investment case.

Works Required

No defects or refurbishment requirements are evidenced. No works allowance can therefore be supported. Before bidding, inspect the flat and establish whether any repairs, redecoration, compliance works or common-area liabilities exist.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR analysis cannot be completed reliably because GDV, refurbishment cost, rent, purchase-related charges and refinance terms are unsupported. The long lease and peppercorn ground rent are positive stated features, but the basement sub-lease and existing AST require legal and practical due diligence.

Buy-to-Let Analysis

The property is described as an investment opportunity subject to an Assured Shorthold Tenancy, but no passing rent, tenancy terms, deposit information, expiry date or sufficiently specific rental comparable is supplied. BTL yield and cash flow cannot be established. Confirm the tenancy, rent collection history, arrears, deposit compliance, possession position and all landlord obligations before bidding.

Flip Analysis

A flip appraisal cannot be supported. Although the supplied sales indicate values materially above the guide, they are not sufficiently comparable to establish a resale value, and no works budget, selling allowance, buyer costs or finance costs are provided. Any apparent guide-price discount should not be treated as a profit estimate.

Investor Risks & Due Diligence

• No sufficiently specific rental evidence, so rent and yield cannot be calculated.

• The flat is stated to be subject to an Assured Shorthold Tenancy, but tenancy terms, rent, arrears and possession position are not supplied.

• The basement is subject to a separate 993-year sub-lease, requiring legal review of rights, obligations and practical use.

• Condition and refurbishment requirements are unknown.

• Buyer premium, administration charge and other possible seller or third-party fees are not quantified.

• The supplied sold comparables lack sufficient specification to establish a reliable GDV for this flat.

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

Recommendation

Do not bid on yield or resale assumptions without the tenancy file, inspection, lease and basement sub-lease review, and confirmation of all auction and seller charges. Consider only a tightly capped purchase after those checks establish the investment case.

Strategy Rating

Analysis Confidence

The address, tenure, accommodation, lease length, parking and some sold evidence are supplied, but there is no usable rent evidence, condition assessment, EPC, council tax, buyer/admin fee schedule, detailed tenancy information or sufficiently comparable property specification.