767 Uxbridge Road, Hayes, Middlesex

Description

Leasehold first floor flat. Upon instruction of Countrywide.

Accommodation

Three bedrooms, reception room, kitchen, bathroom/wc

Location

The property is located on Uxbridge Road. Shopping amenities can be found locally within Hayes Town Centre. Public transport links are available at Hayes & Harlington Train Station to the south east and West Drayton Train Station to the south west, along with a network of local bus services serving the surrounding areas. The property is served by road links including the A4020 to the north. Recreational pursuits can be found at Hayes End Community Park to the west.

Tenure / Property Information

Investment Analysis

The strongest evidence is the same-address leasehold flat sale at £260,000 on 14 April 2022. Other same-road or same-address sales range from £145,000 to £250,000 but are older and less directly comparable. A base GDV of £260,000 is used as an evidence-led estimate, not a current formal valuation. The 102-year remaining lease is not short, but service charge, ground rent and review terms are unknown.

Investment Snapshot

Strategy Recommendation

Proceed only subject to inspection, title review and confirmation of service charge, ground rent, parking, heating, council tax and all special-condition fees. The guide-to-historic-comparable spread is potentially attractive, but the evidence is insufficient to support a firm BTL, BRRR or flip bid.

Works Required

No specific defects or refurbishment requirements are stated. Obtain a full inspection and confirm the condition of the three bedrooms, reception room, kitchen and bathroom/WC before budgeting works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the evidence-led £260,000 base GDV, 75% gross refinance proceeds would be approximately £195,000. A complete BRRR calculation is not possible because refurbishment costs, rent, service charges, ground rent, finance costs and any additional completion fees are unavailable.

Buy-to-Let Analysis

BTL appraisal cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Service charge, ground rent, operating costs and any seller fees are also unknown. The £1,800 buyer administration charge is known and payable in addition to the purchase price.

Flip Analysis

The same-address sale at £260,000 in April 2022 provides a resale reference, but it is not a current valuation. A flip surplus cannot be calculated because works costs, acquisition costs beyond the known £1,800 administration charge, selling costs and any seller-added completion fees are not fully supported.

Investor Risks & Due Diligence

• The £260,000 same-address comparable completed in April 2022 may not represent current market value.

• No sufficiently specific rental evidence is available, so rental yield cannot be established.

• Annual service charge, ground rent, review terms and increases are unknown.

• Condition and refurbishment requirements are not reported.

• Parking and heating arrangements are unknown.

• Council tax information is inconsistent or unavailable: the listing states deleted and elsewhere says to be advised.

• The seller may charge additional completion fees under the Special Conditions of Sale.

• The £1,800 inclusive-of-VAT buyer administration charge is payable in addition to the purchase price.

Recommendation

Proceed only subject to inspection, title review and confirmation of service charge, ground rent, parking, heating, council tax and all special-condition fees. The guide-to-historic-comparable spread is potentially attractive, but the evidence is insufficient to support a firm BTL, BRRR or flip bid.

Strategy Rating

Analysis Confidence

A same-address completed sale and several older comparables are available, but current market value, rent, condition, refurbishment cost, service charges, ground rent and full acquisition or resale costs are not supplied.