9B Walm Lane, Willesden Green, London

Description

A first floor flat in need of updating. Benefitting from rear access.

Accommodation

First floor - Entrance hallway, Reception room, Kitchen, Two bedrooms, Bathroom /WC

Location

Willesden Green Underground Station provides Jubilee line services towards Central London, Canary Wharf and Stanmore. Local shopping facilities include independent retailers, cafés, restaurants, convenience stores and pharmacies along Walm Lane and Willesden Green High Road. Gladstone Park provides green space, sports facilities and recreational areas. Good road connections via the A4003, A5 and North Circular Road (A406), providing access across North-West London and towards the M1. Transport Underground - Willesden Green

Tenure / Property Information

Investment Analysis

The supplied sold evidence is historic and concentrated on the same address: £160,500 in 2007, £212,000 in 2008, £237,000 in 2012 and £195,000 in 2013. These transactions are too dated to establish a current GDV, while the £325,000 sale at 3A may not be directly comparable. The £175,000 guide is not a formal valuation. Current GDV, refurbishment cost and rental value cannot be reliably established from the supplied evidence.

Investment Snapshot

Strategy Recommendation

Do not commit above the guide without obtaining a current valuation, a measured refurbishment quotation and local rental evidence. The property may merit further due diligence because it is vacant and has a stated long lease, but the supplied evidence does not support a bid or strategy decision.

Works Required

Updating works are indicated by the auction description. The evidence does not specify the required elements, extent or cost, so no detailed scope or cost allowance can be supported.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR analysis cannot be established. A long lease is stated, but current GDV, refurbishment cost, rent, finance-related costs and refinance value are not evidenced.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Yield, operating costs and total project cost are therefore unsupported.

Flip Analysis

A flip surplus cannot be calculated. The available comparable sales are from 2007–2013 and no supported current GDV, refurbishment budget, selling allowance or buyer costs are provided.

Investor Risks & Due Diligence

• Historic comparable sales may not reflect current market value.

• The flat is described as needing updating, but the extent and cost of works are unknown.

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

• Buyer premium, administration charges and other auction costs are not supplied.

• EPC, council tax, parking and heating information are absent.

• The guide price is not a formal valuation or guarantee of achievable resale value.

Recommendation

Do not commit above the guide without obtaining a current valuation, a measured refurbishment quotation and local rental evidence. The property may merit further due diligence because it is vacant and has a stated long lease, but the supplied evidence does not support a bid or strategy decision.

Strategy Rating

Analysis Confidence

The property description, tenure, vacancy and historic sales are supplied, but current valuation, rent, condition detail, refurbishment costs, EPC, council tax, parking, heating and auction charges are absent.