95G, Cambridge Gardens, London, W10 6JE

Description

By order of a major housing association. Long leasehold top floor front flat requiring updating. Full vacant possession.

Accommodation

Entrance hall, studio room, kitchen, bathroom/WC. Approx. 40 m2 / 431 sq ft.

Location

The property is situated on Cambridge Gardens, well positioned for the amenities of Ladbroke Grove, North Kensington, Notting Hill and Westfields Shepherds Bush. Transport options include local bus routes, road links via the A40/M40, A404 and rail connections via Ladbroke Grove London Underground station (Circle or Hammersmith & City Lines).

Tenure / Property Information

Investment Analysis

The £208,000 completed sale at 85 Cambridge Gardens is the closest supplied evidence, but no size, floor, condition or specification is provided for that comparable. The other Cambridge Gardens sales range from £397,500 to £835,000 and appear insufficiently comparable without accommodation details. A provisional GDV of £208,000 is therefore used, subject to inspection and confirmation of the lease and marketability. Low and high GDV scenarios cannot be supported from the supplied evidence.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the lease, service charge, ground rent, special conditions and obtaining a refurbishment quotation. Treat the £208,000 GDV as provisional; do not set a firm maximum bid from the supplied evidence.

Works Required

Updating of the vacant studio flat, kitchen and bathroom/WC as required following inspection. The evidence does not quantify works or identify specific defects, so no refurbishment allowance is estimated.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the provisional £208,000 GDV, 75% refinance is £156,000. A cash-left-in or equity calculation is not supportable because refurbishment costs, service charge, lease information and any seller fees are unknown. The 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

A BTL yield cannot be established reliably. The supplied rents are advertised asking rents for one- and two-bedroom properties, while this property is a studio, and the evidence includes a substantial range from £737 to £2,400 pcm. Service charge, ground rent, lease details and refurbishment costs are also unavailable.

Flip Analysis

A flip assessment cannot be completed reliably. The provisional GDV is based mainly on one nearby £208,000 sale without size or condition details, while works, acquisition costs beyond the £1,800 documentation fee and any seller charges are not fully quantified. Estimated flip surplus is therefore not calculated.

Investor Risks & Due Diligence

• Lease information is awaited, including service charge, ground rent and other lease terms.

• The property requires updating, but no inspection-based works scope or cost is supplied.

• Rental evidence is for one- and two-bedroom properties and is advertised asking rent rather than achieved rent.

• The closest completed sale lacks size, floor, condition and specification details.

• Additional seller fees may be payable under the special conditions, but amounts are unknown.

• Parking and heating information are unavailable.

• The £1,800 buyer documentation charge is known, but buyer premium and other acquisition costs are not supplied.

Recommendation

Proceed only after reviewing the lease, service charge, ground rent, special conditions and obtaining a refurbishment quotation. Treat the £208,000 GDV as provisional; do not set a firm maximum bid from the supplied evidence.

Strategy Rating

Analysis Confidence

The property size, tenure structure, vacancy and guide price are supplied, but critical valuation inputs are missing, including lease details, service charge, ground rent, parking, condition costs, comparable specifications and a directly comparable studio rent.