84 North Circular Road, Neasden, London, NW10 0QS

Description

A Five Room Semi Detached HMO Part Let Producing £10,800 Per Annum. The property comprises a five room semi detached HMO arranged over ground and two upper floors.

Accommodation

Ground Floor: Two Kitchens (One Communal); Two Letting Rooms; Two Bathrooms. First Floor: Two Letting Rooms; Two Kitchens; Bathroom. Second Floor: Letting Room with Kitchenette; Bathroom.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Stonebridge Recreation Ground are within easy reach. Transport links are provided by Stonebridge Park underground station (Bakerloo line), overground station and rail station.

Tenure / Property Information

Investment Analysis

The only supplied comparables are the same-road sales from 2011 (£220,000) and 2000 (£115,000). They are too historic to support a current GDV or market value. No current rental comparable, auctioneer rent estimate or refurbishment specification is provided.

Investment Snapshot

Strategy Recommendation

Consider only as an income-led HMO purchase subject to verifying tenancies, rent receipts, licensing, compliance, condition and all auction/legal costs. Do not bid from the guide alone.

Works Required

No specific works are evidenced. Verify condition, HMO compliance, communal areas, kitchens, bathrooms and any required repairs through the legal pack and inspection.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed because current GDV, refurbishment costs and refinance value are unsupported. The known £1,800 administration charge and other potentially payable fees would reduce returns.

Buy-to-Let Analysis

The stated part-let income is £10,800 per annum (£900 pcm), implying a 5.4% gross yield against the £200,000 guide price before fees, operating costs, voids and finance. The passing-rent detail and HMO compliance position require verification.

Flip Analysis

A flip appraisal is unsupported: no current GDV, works budget or selling-cost allowance is provided. The historic comparables cannot reliably establish resale value.

Investor Risks & Due Diligence

• Part-let status and the stated £10,800 annual income require verification.

• No sufficiently specific external rental comparable or auctioneer rent estimate is supplied.

• Current market value cannot be established from the 2011 and 2000 comparables.

• Buyer premium and other legal, search, transfer and seller-cost reimbursements are unknown.

• HMO licensing, compliance and condition details are not supplied.

Recommendation

Consider only as an income-led HMO purchase subject to verifying tenancies, rent receipts, licensing, compliance, condition and all auction/legal costs. Do not bid from the guide alone.

Strategy Rating

Analysis Confidence

The property description, tenure, stated income and guide price are supplied, but current valuation evidence, detailed rent evidence, condition, works costs and full purchase costs are missing.