Flat 12, 453-457, Chiswick High Road, London, W4 4AU

Description

Long leasehold second floor self-contained flat requiring updating. By order of a major housing association.

Accommodation

Entrance hall, studio room, kitchen, bathroom/WC

Location

Located along the Chiswick High Road, well positioned for the amenities of Chiswick, Brentford and Kew or Richmond. Transport options include Kew Bridge, Chiswick Park or Gunnersbury Stations, local bus routes or road links via the A4/M4, M40 and A406.

Tenure / Property Information

Investment Analysis

The most relevant supplied evidence is the £132,186 HM Land Registry sale at 451 Chiswick High Road in May 2024, although it is not confirmed as the same size, floor or condition. Other nearby sales range from £385,250 to £737,000 and appear insufficiently comparable because bedroom and specification details are unavailable. The £165,000 guide is above the latest nearby evidence, while lease, service charge and seller-fee information remain outstanding.

Investment Snapshot

Strategy Recommendation

Avoid bidding at the guide unless lease terms, service charge, seller fees and refurbishment scope are confirmed and the price is materially revised to reflect the available comparable evidence.

Works Required

General updating is stated as required, but no specific defects or scope are provided. A refurbishment cost cannot therefore be estimated reliably from the evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the latest nearby sale only as an indicative GDV anchor gives £132,186 and a 75% refinance figure of £99,139.50. Total project cost cannot be calculated because refurbishment, service charge, seller fees and other lease details are unknown; the guide is already above the indicative GDV anchor.

Buy-to-Let Analysis

BTL viability cannot be established. The only rental evidence is an advertised £1,699 pcm asking rent for a three-bedroom property, which is not a supported rent for this vacant studio flat. Service charge and other lease costs are also unknown.

Flip Analysis

A reliable flip surplus cannot be calculated. The latest nearby evidence is below the £165,000 guide, while updating costs, selling costs and the subject's exact market comparability are unknown.

Investor Risks & Due Diligence

• The 125-year new lease terms, service charge and other lease details are awaited.

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

• The flat requires updating, but the scope and cost are unknown.

• No directly comparable studio rental evidence is supplied.

• The latest nearby completed sale is below the auction guide.

• The comparable sales vary substantially in price and are not confirmed as like-for-like properties.

Recommendation

Avoid bidding at the guide unless lease terms, service charge, seller fees and refurbishment scope are confirmed and the price is materially revised to reflect the available comparable evidence.

Strategy Rating

Analysis Confidence

There is one recent nearby completed sale and several older sales, but no confirmed like-for-like size or specification, no studio rent evidence, no refurbishment budget and incomplete lease and fee information.