Flat 15, Snowman House, Abbey Road, London NW6 4DN

Description

A fifth floor flat comprising a kitchen with access to balcony, reception room, two bedrooms and a bathroom. The accommodation is in fair condition throughout, but would benefit from a scheme of cosmetic upgrading. The building benefits from a lift.

Accommodation

Reception Room: 19'3" × 10'3" (5.86 m × 3.13 m); Kitchen: 12'2" × 6'10" (3.71 m × 2.09 m); Bedroom One: 14'11" × 9'9" (4.55 m × 2.98 m); Bedroom Two: 14'11" × 7'4" (4.55 m × 2.23 m).

Location

The property is conveniently situated close to a wide array of local amenities, including independent shops, cafés, and green spaces, all within easy reach. The area is well connected, with excellent transport links providing swift and convenient access across London.

Tenure / Property Information

Investment Analysis

The only supplied valuation evidence comprises five completed sales at Snowman House between 2013 and 2019, ranging from £235,000 to £350,000. These sales are not sufficiently specific by flat, size, floor, condition or transaction date to establish a reliable current GDV in November 2026. The £200,000 guide is below all supplied comparable prices, but the evidence does not justify a formal current valuation. The lease commenced in 2003 for 125 years, leaving approximately 101 years at the current date; the 2025 service charge is £3,942.78 and should be reflected in pricing and affordability.

Investment Snapshot

Strategy Recommendation

Do not bid on the evidence currently available. Obtain a current comparable valuation, rental evidence, full lease and service-charge information, a works quotation and all special-condition fees before considering a BTL or resale purchase.

Works Required

Cosmetic upgrading supported by the description, potentially including redecoration and general presentation improvements. The evidence does not specify individual defects, fixtures, finishes or the required scope, so no works budget is estimated.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be quantified because current GDV, rent, refurbishment cost and finance assumptions are unavailable. The supplied historic same-building sales indicate that value may exceed the guide, but they are too old and insufficiently detailed to support a refinance figure. Confirm lease, service-charge position, current valuation and works cost before bidding.

Buy-to-Let Analysis

A BTL assessment cannot be completed because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. At the £200,000 guide, the buyer premium would be £2,400, before any refurbishment, legal, finance, service-charge or other special-condition costs. The high 2025 service charge of £3,942.78 is a material operating-cost consideration.

Flip Analysis

A flip surplus cannot be calculated. Although the guide is below the supplied historic Snowman House sale prices, there is no current supported GDV, refurbishment budget, selling allowance or complete fee schedule. Cosmetic works and the buyer premium would reduce any resale margin.

Investor Risks & Due Diligence

• Current GDV cannot be reliably established from the historic and non-flat-specific comparable evidence.

• No sufficiently specific rental evidence is available, so rental yield and debt-service coverage cannot be assessed.

• The 2025 service charge is £3,942.78 and may materially affect net returns.

• The required cosmetic-upgrade scope and cost are unspecified.

• Additional fees may be listed in the Special Conditions of Sale and are not quantified.

• Leasehold liabilities and the remaining lease term require verification before purchase.

Recommendation

Do not bid on the evidence currently available. Obtain a current comparable valuation, rental evidence, full lease and service-charge information, a works quotation and all special-condition fees before considering a BTL or resale purchase.

Strategy Rating

Analysis Confidence

Property description, tenure, lease commencement, service charge, guide, buyer premium and historic same-building sales are supplied, but current valuation, rent, works cost, EPC, council tax, complete fees and comparable flat-specific details are missing.