Flat 1 Winterbourne House, Portland Road, London, W11 4LS

Description

Two bedroom ground floor flat; rear garden; well located for the amenities of Holland Park and Notting Hill; in need of modernisation.

Accommodation

Ground Floor - Two Bedrooms, Reception Room, Kitchen, Bathroom/WC

Location

The property is situated on Portland Road in the sought-after Holland Park area of West London, close to the amenities of Holland Park and Notting Hill. The surrounding area offers a wide selection of independent shops, cafés, restaurants and everyday conveniences, with Portobello Road also nearby. Holland Park provides attractive green space and recreational opportunities, while Kensington Memorial Park is also within easy reach. Transport links are excellent, with Holland Park, Ladbroke Grove and Latimer Road Underground stations providing convenient connections across London.

Tenure / Property Information

Investment Analysis

The £315,000 guide is materially above the only supplied completed sale (£244,000 in January 2011) by £71,000, but that sale is historic and does not provide a reliable current valuation. The property is described as a two-bedroom ground-floor flat with rear garden and a new 990-year lease, but no current comparable sales, service-charge information, buyer fee, or detailed condition evidence is supplied. A supported GDV and maximum bid cannot therefore be established.

Investment Snapshot

Strategy Recommendation

Do not bid on the supplied evidence alone. Obtain current comparable sales, a detailed inspection and works budget, rental evidence, leasehold costs, and the full buyer-fee schedule before considering purchase.

Works Required

Modernisation is required, but the evidence does not specify the extent or cost of works. Any works assessment should be limited to inspection-led modernisation of the two-bedroom flat, reception room, kitchen and bathroom, with no unsupported defects assumed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR appraisal cannot be supported without a current GDV, refurbishment budget, achievable rent, leasehold-cost information and finance assumptions. The new 990-year lease is a positive stated tenure feature, but it does not establish value or refinance proceeds.

Buy-to-Let Analysis

BTL appraisal cannot be completed because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Yield, affordability and net return are therefore unsupported. Leasehold costs and the buyer fee are also unavailable.

Flip Analysis

A flip appraisal cannot be completed reliably. The only supplied completed sale is from 2011 and no current GDV, works budget, selling allowance or transaction-cost detail is provided. The £315,000 guide should not be treated as a supported resale value.

Investor Risks & Due Diligence

• The only completed comparable is historic, dated January 2011, and may not reflect current value.

• The property is stated to need modernisation, but the scope and cost of works are unknown.

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

• The buyer fee and any applicable VAT are unspecified.

• Leasehold service charges, ground rent and other lease costs are unspecified.

• The guide price is not a formal valuation and may not represent market value.

Recommendation

Do not bid on the supplied evidence alone. Obtain current comparable sales, a detailed inspection and works budget, rental evidence, leasehold costs, and the full buyer-fee schedule before considering purchase.

Strategy Rating

Analysis Confidence

Only one historic comparable is supplied; there is no current valuation evidence, rental evidence, detailed condition schedule, refurbishment budget, leasehold-cost information or buyer-fee amount.