Flat 2, 86 Balcombe Street, Marylebone, London, NW1 6NE

Description

A basement flat presented in reasonable decorative order, benefitting from private rear garden.

Accommodation

Basement - Reception room, Kitchen, Bedroom, Bathroom /WC

Location

Well located for the amenities of Marylebone. Transport: National Rail - Marylebone Station; Underground - Marylebone Station.

Tenure / Property Information

Investment Analysis

The £390,000 guide is below the supplied Balcombe Street completed-sale range of £430,000–£810,000, but the comparables vary materially in price and no floor area, bedroom count, condition, lease term or sale context is provided. The evidence therefore does not support a reliable GDV or maximum bid. The lease, granted for 125 years from 29 September 1985, has approximately 84 years unexpired as at November 2026. Buyer fees, VAT exposure and seller charges are also unknown.

Investment Snapshot

Strategy Recommendation

Do not bid on the supplied evidence alone. Obtain the lease and special conditions, confirm all buyer/seller charges and VAT, inspect the flat and garden, and obtain specific one-bedroom basement-flat valuation and rental evidence before considering owner occupation or investment.

Works Required

No specific repair or refurbishment works are evidenced. The property is described as being in reasonable decorative order. Allowance would be needed for inspection-led maintenance, compliance and any cosmetic works identified before exchange or completion, but no supported cost estimate is available.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR viability cannot be established. There is no supported GDV, rent, refurbishment budget, finance cost or complete acquisition-cost schedule. The approximately 84-year remaining lease may also require specific lender and valuation review.

Buy-to-Let Analysis

A BTL assessment cannot be completed because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The guide price also excludes the auctioneer buyer fee and potentially VAT or seller charges, so the all-in acquisition cost is unknown.

Flip Analysis

A flip appraisal cannot be reliably calculated. Although supplied same-street sales range from £430,000 to £810,000, the evidence does not establish comparability to this one-bedroom basement flat or provide selling costs, works costs or a supported resale value.

Investor Risks & Due Diligence

• Approximately 84 years remain on the stated lease as at November 2026; lender and resale implications require confirmation.

• Auction buyer premium, VAT and possible seller charges are not quantified.

• No sufficiently specific rental evidence is available, preventing yield analysis.

• Supplied sold comparables have a wide price range and lack size, bedroom, condition and lease-detail comparability.

• Basement-flat condition, garden condition and compliance requirements have not been independently evidenced.

Recommendation

Do not bid on the supplied evidence alone. Obtain the lease and special conditions, confirm all buyer/seller charges and VAT, inspect the flat and garden, and obtain specific one-bedroom basement-flat valuation and rental evidence before considering owner occupation or investment.

Strategy Rating

Analysis Confidence

The property description, tenure, vacancy and guide are supplied, but key valuation inputs are missing: floor area, EPC, service charge, ground rent, lease particulars beyond the grant date, rental evidence, works budget, buyer fees and comparable-property specifications.