Flat 21 Holmbury Gardens, Hayes, UB3 2LX

Description

A two bedroom ground floor flat. Externally the property benefits from residents parking. In need of modernisation. Vacant.

Accommodation

Ground Floor - Entrance Hallway, Reception Room, Kitchen, Two Bedrooms, Bathroom/WC.

Location

Located on Holmbury Gardens, accessed off Church Road. Local amenities and everyday shops available on Botwell Lane and The Parkway. Recreational amenities and green spaces are nearby including the Lake Farm Country Park, Stockley Park Golf Club and Minet Country Park. Transport links via Hayes & Harlington station as well as access to the M4. Transport Hayes & Harlington - Elizabeth line, GWR.

Tenure / Property Information

Investment Analysis

No completed-sale comparables or formal valuation evidence were supplied. The £120,000 guide is not sufficient to establish market value or GDV. The flat is vacant and described as needing modernisation, but the refurbishment scope and cost are not quantified. A new 990-year lease is stated to be granted on completion, subject to the legal pack.

Investment Snapshot

Strategy Recommendation

Do not bid on the supplied evidence alone. Obtain an inspection, detailed refurbishment quote, local completed-sale evidence, rental evidence and full legal-pack review before considering a purchase.

Works Required

Modernisation of the flat as supported by the description. The specific works, specification and cost require inspection and review of the legal pack; no additional defects are evidenced.

Rental & Market Context

Potential BRRR Position

A BRRR assessment cannot be quantified. GDV, rent, refurbishment cost, finance inputs and acquisition costs are unsupported. The new 990-year lease is potentially relevant, but its full terms and any charges require legal-pack review.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental comparable, auctioneer rent estimate, refurbishment cost or purchase costs were supplied. The property is vacant, so no passing rent is evidenced.

Flip Analysis

A flip appraisal cannot be quantified because there are no completed-sale comparables, GDV evidence, refurbishment allowance or selling-cost allowance. Modernisation is indicated, but the resale margin cannot be established from the supplied evidence.

Investor Risks & Due Diligence

• No completed-sale comparables were supplied, so market value and GDV are unverified.

• No sufficiently specific rental evidence was supplied, preventing yield analysis.

• The flat needs modernisation, but the scope and cost are unknown.

• The new 990-year lease and associated terms require review of the legal pack.

• Buyer, administration and other acquisition costs were not supplied.

• The property is vacant and no passing rental income is evidenced.

Recommendation

Do not bid on the supplied evidence alone. Obtain an inspection, detailed refurbishment quote, local completed-sale evidence, rental evidence and full legal-pack review before considering a purchase.

Strategy Rating

Analysis Confidence

The evidence confirms the basic property description, vacancy, tenure and guide price, but provides no sold comparables, rental evidence, quantified works, buyer costs or formal valuation basis.