Flat 3, 56 Pembridge Villas, Notting Hill, London, W11 3EG

Description

A one bedroom second floor flat. The property forms part of an attractive converted end of terrace building and benefits from use of the communal gardens. In need of modernisation. Vacant.

Accommodation

Second Floor - Entrance Hallway, Reception Room, Kitchen, Bedroom, Bathroom/WC.

Location

Located on the corner of Pembridge Crescent and Pembridge Villas. Local amenities are available along Westbourne Grove, Pembridge Road and Portobello Road. The popular amenities of Kensington Gardens and Holland Park are nearby. A broad range of recreational amenities are available at Kensington Gardens. Transport: Notting Hill Gate - Central, Circle, District; Holland Park - Central; Queensway - Central.

Tenure / Property Information

Investment Analysis

The £450,000 guide is the only subject-specific price evidence. The sold comparables are for 50B/50C/50D Pembridge Villas rather than Flat 3 and provide no floor area, specification or condition comparison. Although they range from £1,520,000 to £1,625,000 in 2022–2023, they are not sufficiently specific to support a GDV for this one-bedroom flat. No reliable refurbishment budget, rent or project-cost assessment can be established from the supplied evidence.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. Obtain the legal pack, confirm the new lease terms and charges, inspect or quantify the modernisation works, and obtain local valuation and rental evidence before considering a purchase.

Works Required

Modernisation is stated to be required, but the evidence does not define the works. Confirm the scope through inspection and the legal pack before budgeting, including any flat-specific and communal-area obligations.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment is not supportable because the post-works value, refurbishment cost, rent and refinance assumptions are unavailable. The proposed new 990-year lease should be reviewed in the legal pack, including all lease obligations and charges.

Buy-to-Let Analysis

No sufficiently specific rental comparable or auctioneer rent estimate is supplied, so rent, gross yield and BTL affordability cannot be calculated. The property is vacant and would require modernisation, but the cost and resulting rent are unknown.

Flip Analysis

A flip surplus cannot be calculated. The available sold evidence relates to different flats and lacks size, specification and condition detail, while the modernisation scope, purchase costs, selling allowance and GDV are unknown.

Investor Risks & Due Diligence

• Modernisation scope and cost are unknown.

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

• Buyer fee, VAT treatment and any seller charges are not quantified.

• The legal pack is required to confirm the new 990-year lease terms, obligations and charges.

• The sold comparables are for different flats and lack size, specification and condition detail.

• No floor area, parking information, heating information or council-tax information is supplied.

Recommendation

Do not bid on the current evidence alone. Obtain the legal pack, confirm the new lease terms and charges, inspect or quantify the modernisation works, and obtain local valuation and rental evidence before considering a purchase.

Strategy Rating

Analysis Confidence

The guide, address, tenure, occupancy and general description are supplied, but there is no floor area, detailed condition, rental evidence, refurbishment budget, buyer/admin fee, service-charge information or sufficiently comparable valuation evidence.