93b Ledbury Road, Notting Hill, London, W11 2AG

Description

Long leasehold first floor self-contained flat requiring updating. Full vacant possession. By order of a major housing association.

Accommodation

Entrance hall, one bedroom, reception room, kitchen, bathroom/WC, balcony

Location

Located in the heart of vibrant Notting Hill, positioned for the amenities of Portobello Road, Ladbroke Grove, Holland Park and Kensington. Transport options include local bus routes, Notting Hill Gate, Ladbroke Grove or Westbourne Park stations, or road links via the A40/M40 and A4/M4.

Tenure / Property Information

Investment Analysis

The supplied completed sales on Ledbury Road range from £590,000 to £750,000, but no bedroom count, floor area, condition, lease terms or other specification is provided for the comparables. They therefore indicate the local market but do not support a reliable property-specific GDV for this approximately 42m² one-bedroom flat. The lease information, service charge, ground rent and any seller’s additional completion fees are also outstanding.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. Obtain the lease terms, service-charge and fee information, inspection details, rental evidence and properly comparable valuations before considering a purchase.

Works Required

Updating is required, but the evidence does not specify the extent of works. Obtain a full inspection and budget only evidenced items; likely scope cannot be quantified from the supplied information.

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 there is no supported GDV, rent, refurbishment budget or complete lease-cost information. The proposed new 125-year lease at a peppercorn ground rent is stated, but the remaining lease and other lease terms require confirmation.

Buy-to-Let Analysis

The flat is vacant and no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Rent and yield cannot be established. The £1,800 inclusive-of-VAT contract documentation fee is known, but service charge, ground rent and any additional seller fees remain unknown.

Flip Analysis

The supplied same-road sales provide context, ranging from £590,000 to £750,000, but cannot be applied reliably without comparable property specifications. No supported refurbishment or resale allowance is available, so flip surplus cannot be calculated.

Investor Risks & Due Diligence

• Lease information is awaited, including lease term, service charge, ground rent and review details.

• The property requires updating, but the extent and cost of works are unspecified.

• No sufficiently specific rental evidence or auctioneer rent estimate is available.

• Additional seller fees may be payable on completion but are not quantified.

• The supplied sold comparables lack sufficient specification to support a reliable property-specific GDV.

Recommendation

Do not bid on the current evidence alone. Obtain the lease terms, service-charge and fee information, inspection details, rental evidence and properly comparable valuations before considering a purchase.

Strategy Rating

Analysis Confidence

Local completed sales and basic property particulars are supplied, but comparable specifications, rent, refurbishment costs, lease costs and potential additional fees are incomplete.