Flat 13 Campden Hill Towers, 112 Notting Hill Gate, Notting Hill, London, W11 3QW

Description

A Vacant Fifth and Sixth Floor Two Bedroom Split Level Flat

Accommodation

Fifth Floor: Reception Room, Kitchen. Sixth Floor: Two Bedrooms, Bathroom.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Kensington Garden are within easy reach. Transport links are provided by Notting Hill Gate underground station (Central and Circle lines) and Marylebone rail station.

Tenure / Property Information

Investment Analysis

Same-building completed sales range from £422,000 to £770,000. The most recent supplied sale was £422,000 in September 2024, while another 2024 sale was £580,000. As bedroom count, floor, size, condition and lease terms of the comparables are not supplied, £580,000 is used only as a provisional base GDV, with a wide evidence-based range of £422,000–£770,000.

Investment Snapshot

Strategy Recommendation

Do not bid on headline yield alone. Proceed only after reviewing the legal pack, confirming all lease terms and charges, obtaining specialist short-lease valuation and lease-extension advice, and establishing financeability. Without that evidence, the property is unsuitable for a reliable BTL, BRRR or flip underwriting.

Works Required

No specific defects or refurbishment requirements are evidenced. Allowance may be required for ordinary preparation of the vacant flat, but no numerical works budget is supportable. The approximately 31-year unexpired lease requires urgent legal and valuation review, including lease-extension implications.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the provisional £580,000 base GDV, 75% refinance is £435,000. However, works, service charges, lease-extension costs, finance costs, legal-pack disbursements and the eventual purchase price are unknown, so total project cost and cash left in cannot be calculated. A short lease may materially restrict refinancing availability and valuation.

Buy-to-Let Analysis

Advertised rental evidence is £3,012–£3,850 pcm, equivalent to £36,144–£46,200 annually. Against the £300,000 low guide, this indicates a gross yield range of approximately 12.0%–15.4% before finance, service charge, management, voids, tax and lease-related costs. The approximately 31-year lease is a major mortgageability, resale and lease-extension risk, and service charge information is absent.

Flip Analysis

A flip case cannot be reliably quantified because refurbishment costs, purchase price, selling costs, legal-pack charges, lease-extension costs and comparable property specifications are not supplied. The £422,000–£770,000 sales range shows substantial valuation uncertainty; the 31-year lease is likely to be a key resale constraint.

Investor Risks & Due Diligence

• Approximately 31 years remain on the lease, creating significant lease-extension, mortgageability and resale risk.

• Comparable sale prices relate to unspecified flats and may not match this two-bedroom split-level unit in size, floor, condition or lease terms.

• Rental figures are advertised asking rents rather than achieved rents.

• Service charge, ground rent, insurance and other ongoing leasehold costs are not supplied.

• Buyer premium, legal-pack disbursements, seller-cost reimbursements and other completion charges may be payable but are unspecified.

• No condition survey or quantified refurbishment budget is provided.

• Vacant possession means rent is not currently passing.

Recommendation

Do not bid on headline yield alone. Proceed only after reviewing the legal pack, confirming all lease terms and charges, obtaining specialist short-lease valuation and lease-extension advice, and establishing financeability. Without that evidence, the property is unsuitable for a reliable BTL, BRRR or flip underwriting.

Strategy Rating

Analysis Confidence

There is useful same-building sales and rental evidence, but comparable specifications, flat size, condition, service charges, ground rent, lease-extension cost, finance terms and full purchaser costs are missing.