91(C) Church Road, Hendon

Description

A self-contained third floor flat requiring modernisation in a purpose-built block.

Accommodation

Entrance Hall; Living Room; Kitchen/Diner; Bedroom (One); Bedroom (Two); Bedroom (Three); Bedroom (Four); Bathroom/WC; Shower Room/WC.

Location

Situated on Church Road, close to local shopping and travelling facilities including Hendon Train Station and Brent Cross Tube Station (Northern Line). Sunny Hill Park is also nearby.

Tenure / Property Information

Investment Analysis

The only supplied comparable sales are historic transactions from 2002, 2005 and 2006, ranging from £106,000 to £290,000. They are not sufficiently current to establish a present-day market value. The £300,000+ guide is therefore not supported by current sold evidence in the supplied data. The flat has approximately 101 years remaining on the lease and requires modernisation, but no floor area, current valuation, service-charge information or detailed condition survey is provided.

Investment Snapshot

Strategy Recommendation

Do not proceed on the supplied evidence alone. Obtain a current valuation, detailed refurbishment quotation, rental appraisal, leasehold information and confirmation of all special-condition fees before bidding.

Works Required

Modernisation of the self-contained flat, with the precise scope and cost to be confirmed. The evidence does not identify specific defects or provide a refurbishment specification.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be quantified. Current GDV, refurbishment cost, achievable rent and refinance value are unsupported. The approximately 101-year lease is stated, but no lender-specific lease or leasehold cost information is supplied.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Modernisation costs, service charges and other operating costs are also unavailable. The known buyer premium is £1,500 inclusive of VAT, with possible additional seller fees.

Flip Analysis

A flip surplus cannot be calculated because there is no current GDV, quantified refurbishment budget or supported selling-cost allowance. The historic comparable evidence is too old to validate a resale value against the £300,000+ guide.

Investor Risks & Due Diligence

• Current value cannot be established from the historic 2002–2006 comparables.

• The £300,000+ guide is above the highest supplied historic comparable, with no current comparable evidence provided.

• The flat requires modernisation, but no detailed condition report or costed works schedule is supplied.

• No sufficiently specific rental evidence is available, preventing yield analysis.

• Additional seller fees may be payable under the special conditions of sale.

• Leasehold ownership remains subject to approximately 101 years unexpired and no service-charge or leasehold-cost information is supplied.

• EPC rating is D.

Recommendation

Do not proceed on the supplied evidence alone. Obtain a current valuation, detailed refurbishment quotation, rental appraisal, leasehold information and confirmation of all special-condition fees before bidding.

Strategy Rating

Analysis Confidence

The property description, tenure, lease term, guide and buyer premium are supplied, but current market value, rental evidence, refurbishment costs, floor area, service charges and resale assumptions are missing. The sold comparables are over 20 years old.