60 Makepeace Road, Northolt, Ealing, UB5 5UF

Description

A Vacant Second Floor Two Bedroom Flat. The property comprises a second floor two bedroom flat situated within a purpose built building arranged over ground and two upper floors.

Accommodation

Second Floor: Reception Room with Open-Plan Kitchen, Two Bedrooms, Bathroom.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Northala Fields are within easy reach. Transport links are provided by Northolt underground station (Central line) and Greenford rail station.

Tenure / Property Information

Investment Analysis

Indicative GDV is based on the supplied Makepeace Road sales: £168,000 in 2018, £205,000 and £215,000 in 2022, and £185,000 in October 2025. A base of £185,000 uses the most recent comparable, with £168,000–£215,000 as the evidence-supported range. The comparables' size, condition and lease terms are not supplied, so no adjustment for the subject's approximately 55-year lease has been made.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the legal pack, lease terms, service charges and property condition. The guide appears low against the supplied sales and headline asking-rent evidence, but the short lease and unknown total costs make bidding without further due diligence unsuitable.

Works Required

No specific defects or required works are evidenced. Obtain a survey and review the legal pack before budgeting; only general preparation or improvement can be considered after inspection.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £185,000 base GDV, 75% gross refinancing would be approximately £138,750. However, total acquisition and refurbishment costs cannot be calculated because condition, works, service charges and possible legal-pack disbursements are unknown. The approximately 55-year lease may also affect lender and refinanceability assessment.

Buy-to-Let Analysis

The supplied advertised asking rent is £1,950 pcm, equivalent to £23,400 annually. Against the £80,000 guide, this produces a headline gross yield of 29.25%, before the £1,800 administration charge, other possible disbursements, works, finance and ongoing costs. The rent is advertised rather than achieved, and no service charge, ground rent, tax or maintenance information is supplied, so a reliable net yield cannot be established.

Flip Analysis

The base GDV is £185,000 compared with the £80,000 guide, but a credible flip surplus cannot be calculated because refurbishment costs, selling costs and other transaction costs are not supplied. The comparable evidence also does not establish that the subject would achieve the full base GDV.

Investor Risks & Due Diligence

• Approximately 55 years remain on the lease, which may affect value, lending and resale.

• Condition and refurbishment requirements are not evidenced.

• Service charge, ground rent, EPC and council tax information are absent.

• The £1,950 pcm figure is an advertised asking rent, not an achieved or passing rent.

• The £1,800 administration charge is known, but buyer premium and possible legal-pack disbursements or other charges are not quantified.

• The comparable sales do not include size, condition or lease-term details.

Recommendation

Proceed only after reviewing the legal pack, lease terms, service charges and property condition. The guide appears low against the supplied sales and headline asking-rent evidence, but the short lease and unknown total costs make bidding without further due diligence unsuitable.

Strategy Rating

Analysis Confidence

There are several same-road completed sales and one advertised rental, but no condition, size, service-charge, ground-rent, EPC, lease comparability, refurbishment or full-fee evidence.