Eleven Garages at Ashdown Road, Uxbridge, Greater London

Description

Investment - Freehold Parcel of 11 Lock Up Garages. By order of Hillingdon Council.

Accommodation

11 lock-up garages

Location

Situated on the eastern side of Ashdown Road, opposite number 52. Hillingdon Court Park is nearby to the north. Hillingdon Underground Station (Metropolitan Line) is approximately 1.4 miles north. The M25 and M40 motorways are easily accessible, offering quick access to Central London and the West of England. There is a range of shops and amenities to the south east along Uxbridge Road. Site area approximately 0.039 hectares/0.096 acres.

Tenure / Property Information

Investment Analysis

The £470,000–£580,000 sold comparables are nearby residential houses and are not directly comparable to a freehold parcel of lock-up garages. No sufficiently specific garage sales or rental evidence is supplied, so a supported GDV, rent-based value or maximum bid cannot be established. The £100,000+ guide should therefore be treated as an auction guide only, with additional seller or third-party charges potentially payable.

Investment Snapshot

Strategy Recommendation

Proceed only after obtaining direct garage valuation and rental evidence, verifying the five tenancies, inspecting condition and confirming all auction and seller charges. On the supplied evidence alone, do not set a numerical bid limit.

Works Required

No specific physical defects or required works are evidenced. Confirm the condition of all 11 garages, doors, roofs, structure, services, access, security and any communal or boundary areas before bidding. Obtain details of the five weekly tenancies and assess the six vacant garages for letting readiness.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be supported because there is no direct GDV evidence, rental evidence, refurbishment budget or buyer/admin fee information. The 75% refinance figure and indicative cash left in are consequently unquantifiable. Confirm lender acceptability of a garage-only asset before relying on refinance.

Buy-to-Let Analysis

This is not a conventional residential BTL property. Five garages are subject to weekly tenancies, but no passing rents, tenancy terms, arrears position or market rental evidence are supplied. Six garages are vacant. Income, operating costs and yield therefore cannot be established.

Flip Analysis

A resale analysis cannot be calculated because the supplied sold comparables are residential houses rather than garages and no selling allowance or direct garage valuation evidence is provided. Development or alternative-use potential is also not evidenced and should not be assumed.

Investor Risks & Due Diligence

• No direct sold comparable evidence for lock-up garages is supplied.

• Passing rents, tenancy terms and income from the five occupied garages are unknown.

• Six garages are vacant and their condition and letting readiness are unverified.

• Physical condition, repair liabilities and service details for the garages are not evidenced.

• Additional seller or third-party charges may apply but are not quantified.

• Residential house sales on Ashdown Road should not be relied upon as a garage valuation.

• Planning or alternative-use potential is not evidenced and should not be assumed.

Recommendation

Proceed only after obtaining direct garage valuation and rental evidence, verifying the five tenancies, inspecting condition and confirming all auction and seller charges. On the supplied evidence alone, do not set a numerical bid limit.

Strategy Rating

Analysis Confidence

The property description, tenure, occupancy split, site area and guide are supplied, but there are no direct garage comparables, rents, condition details, refurbishment costs, buyer fees or supported GDV.