Flat 13 Lexington House, 35 Park Lodge Avenue, West Drayton, Hillingdon, UB7 9FJ

Description

A Vacant Third Floor Two Bedroom Flat

Accommodation

Third Floor: Reception Room with Open-Plan Kitchen; Two Bedrooms (One with En-Suite); Bathroom.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Stockley Park are within easy reach. Transport links are provided by West Drayton rail station.

Tenure / Property Information

Investment Analysis

HM Land Registry evidence for Lexington House ranges from £175,000 to £310,000, including £202,000 on 9 February 2026 and £310,000 on 15 June 2026. The evidence does not provide comparable flat sizes, floors, condition or specification, so the range is broad and unreliable for precise valuation. A cautious base GDV of £202,000 is used, with £195,000 low and £310,000 high scenarios. The £1,800 administration fee is known; other fees, lease charges and disbursements are not supplied.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the legal pack, confirming lease charges and disbursements, inspecting condition and obtaining reliable rental evidence. Do not rely on the headline comparable range to set a bid.

Works Required

No specific defects or refurbishment requirements are evidenced. The vacant flat requires inspection and verification of condition, fixtures, services and any lease-related works before an allowance can be made.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the cautious £202,000 base GDV, 75% refinance is approximately £151,500. A cash-left-in calculation cannot be completed because refurbishment costs, full purchase costs and other charges are unsupported. BRRR feasibility remains unproven until rent, lease costs, condition and finance assumptions are verified.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental evidence, auctioneer rent estimate, service charge, ground rent or full acquisition cost information is supplied. The property is vacant and leasehold, so ongoing lease costs should be verified.

Flip Analysis

A potential gross value uplift exists against the £150,000 guide, but resale profitability cannot be established without condition, refurbishment, acquisition, finance, selling and legal costs. The comparable range is unusually wide and does not identify matching flat specifications.

Investor Risks & Due Diligence

• Wide and materially inconsistent completed-sale range from £175,000 to £310,000.

• Comparable flat sizes, floors, condition and specifications are not supplied.

• No rental evidence or auctioneer rent estimate is available.

• Leasehold service charge, ground rent and other lease obligations are not supplied.

• Property condition and refurbishment requirements are not evidenced.

• Additional legal-pack disbursements may be payable.

• The stated £1,800 administration fee is payable and buyer premium is not supplied.

Recommendation

Proceed only after reviewing the legal pack, confirming lease charges and disbursements, inspecting condition and obtaining reliable rental evidence. Do not rely on the headline comparable range to set a bid.

Strategy Rating

Analysis Confidence

There is useful same-development completed-sale evidence and a long stated lease, but the comparables lack specification details and there is no rental, condition, service-charge, ground-rent or full-fee evidence.