8A and 8C Bulstrode Road, Hounslow, Middlesex

Description

A freehold four-storey end of terrace building arranged as four self-contained flats. The property comprises two flats sold off on reversionary leases with 56 years remaining and the leasehold interests in two flats, including two self-contained studio units on the lower ground floor and one self-contained one bedroom flat on the first floor. The property benefits from rear parking spaces and a side alley and is in need of some modernisation. It is investment let at £39,240 per annum.

Accommodation

Lower Ground Floor - Two Kitchens, Two Bedrooms, Bathroom / WC, Shower Room / WC, Store, Utility. Ground Floor - Entrance. First Floor - Kitchen, Lounge, One Bedroom, Bathroom / WC.

Location

Located on Bulstrode Road, close to the turning for Lampton Road. Local amenities can be found on Hounslow High Street, Bath Road and Staines Road. Lampton Park and Inwood Park are nearby. Road links are via the A4, A314 and M4. Hounslow Central Tube Station is approximately 0.1 miles away and Hounslow Station is approximately 0.7 miles away.

Tenure / Property Information

Investment Analysis

The £450,000 guide implies an 8.72% gross yield on the stated £39,240 annual rent, before buyer fees, modernisation costs, finance, tax and other expenses. No completed sales or sufficiently specific external rental comparables are supplied, so GDV, market value and a supported maximum bid cannot be established. The two approximately 56-year reversionary leases are a material valuation consideration.

Investment Snapshot

Strategy Recommendation

Consider only as an income-led acquisition subject to verification of the stated rent, lease documentation, modernisation requirements and all auction charges. Do not rely on a BRRR or flip strategy without independent valuation and cost evidence.

Works Required

Modernisation of the four-storey building and its self-contained flats, limited to works identified by the description. The evidence does not specify particular defects, statutory works or a cost allowance.

Rental & Market Context

Potential BRRR Position

A BRRR assessment cannot be completed because no supported GDV, refurbishment budget or refinance valuation is available. The 56-year reversionary leases may also affect valuation and refinancing, and the buyer fee is unspecified.

Buy-to-Let Analysis

The stated investment rent is £39,240 per annum, equivalent to £3,270 pcm. Against the £450,000 guide, the gross yield is approximately 8.72% before the unknown buyer fee, modernisation, operating costs, finance and tax. The yield on total acquisition cost cannot be calculated because buyer charges and works costs are not supplied. The rent is stated by the seller evidence and no external rental comparables are available.

Flip Analysis

A flip surplus cannot be calculated because no completed sales, GDV or refurbishment cost evidence is supplied. The stated need for modernisation and the approximately 56-year leases introduce resale and valuation uncertainty.

Investor Risks & Due Diligence

• Two flats are sold on reversionary leases with approximately 56 years remaining.

• The building is described as needing some modernisation, but the scope and cost are unknown.

• The buyer fee is not stated and may materially increase acquisition cost.

• The stated rent has no external rental comparable support and should be independently verified.

• No completed sales evidence is supplied to support market value or resale assumptions.

Recommendation

Consider only as an income-led acquisition subject to verification of the stated rent, lease documentation, modernisation requirements and all auction charges. Do not rely on a BRRR or flip strategy without independent valuation and cost evidence.

Strategy Rating

Analysis Confidence

The stated guide, tenure, occupancy and annual rent support a basic guide-yield calculation, but there are no sold comparables, specific rental comparables, GDV, works budget, buyer fee, EPC, council tax or other cost evidence.