Flat 16 Westchester Court, Westchester Drive, Hendon, London, NW4 1RB

Description

A Vacant Fourth Floor Two/Three Bedroom Flat in Need of Modernisation. The property comprises a fourth floor two/three bedroom flat situated within a purpose built block arranged over ground and eight upper floors.

Accommodation

Fourth Floor: Reception Room, Kitchen, Two/Three Bedrooms, Two Bathrooms.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Sunny Hill Park are within easy reach. Transport links are provided by Finchley Central underground station (Northern line) and Hendon rail station.

Tenure / Property Information

Investment Analysis

Same-block completed sales range from £360,000 to £420,000, excluding the materially lower £155,000 transaction. Because bedroom count, size, condition and sale circumstances are not supplied, a cautious evidence-based scenario is £360,000 low, £400,000 base and £420,000 high GDV.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the legal pack, confirming lease costs and obtaining a refurbishment survey; do not bid solely from the headline GDV spread.

Works Required

Modernisation is required, but the evidence does not specify the works. Obtain a survey and legal-pack review before budgeting.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £400,000 base GDV, 75% refinancing is approximately £300,000. Acquisition, refurbishment and other completion costs cannot be calculated because refurbishment scope and several fees are unknown.

Buy-to-Let Analysis

No sufficiently specific rental evidence or auctioneer rent estimate is provided, so rent and yield cannot be established. Service charge, ground rent and other lease costs are also unknown.

Flip Analysis

The completed-sale evidence indicates a possible base GDV of £400,000, but refurbishment, acquisition and resale costs are unsupported. A reliable flip surplus cannot therefore be calculated.

Investor Risks & Due Diligence

• Modernisation scope and cost are unspecified.

• No sufficiently specific rental evidence is available.

• The comparable sale prices vary substantially and property specifications are not provided.

• Buyer premium and special-condition charges are not quantified.

• Service charge, ground rent, council tax and EPC details are unavailable.

• The accommodation is described inconsistently as two/three bedrooms.

Recommendation

Proceed only after reviewing the legal pack, confirming lease costs and obtaining a refurbishment survey; do not bid solely from the headline GDV spread.

Strategy Rating

Analysis Confidence

There are several same-block completed sales, but bedroom, size, condition, rental, service-charge and full-fee evidence is incomplete.