Flat 3, 60 Sunningfields Road, Hendon, London

Description

A Vacant First Floor Three Bedroom Flat. The property comprises a ground floor three bedroom flat situated within a semi detached building arranged over ground and first floors.

Accommodation

First Floor: Reception Room, Kitchen, Three Bedrooms, Bathroom

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 Colindale underground station (Northern line) and Hendon station.

Tenure / Property Information

Investment Analysis

The evidence does not support a reliable GDV. The closest supplied evidence is a £500,000 leasehold flat/maisonette sale on Sunningfields Road in August 2023, but its size, condition and specification are unknown. A separate £174,000 sale on the same road in March 2025 indicates substantial comparability uncertainty. The property has a new 999-year lease, but no guide price, condition schedule, floor area, parking details, council tax or heating information is supplied. The £5,500 pcm figure is an advertised asking rent only and should not be treated as achieved rent.

Investment Snapshot

Strategy Recommendation

Do not bid or select a strategy until the guide, legal pack, inspection findings, floor area, service-charge information and reliable comparable evidence are obtained. Treat the £5,500 pcm rent as unverified asking evidence only.

Works Required

No specific defects or refurbishment requirements are evidenced. Allow only for inspection-led works, compliance checks and any updating identified after reviewing the legal pack and inspecting the vacant flat; no numeric works allowance is supportable.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed reliably. The purchase price, works cost and supportable GDV are unavailable, so refinance proceeds at 75% of GDV and the cash left in cannot be calculated. The new 999-year lease is a positive tenure fact, but does not establish value or refinanceability.

Buy-to-Let Analysis

The supplied rental evidence is one £5,500 pcm advertised asking rent, equivalent to £66,000 annually, not an achieved or passing rent. BTL yield cannot be calculated because there is no guide or purchase price, no refurbishment budget, and no reliable GDV or operating-cost evidence. The rent should be independently tested because the figure is materially dependent on one listing.

Flip Analysis

A flip appraisal cannot be supported from the supplied evidence. Although a £500,000 same-road sale exists, the comparable’s specification and condition are unknown and another same-road sale is £174,000. No purchase price, works allowance, selling costs or dependable GDV is available.

Investor Risks & Due Diligence

• No guide price or purchase price is supplied, preventing bid and yield calculations.

• The comparable sales show a wide range and lack size, condition and specification details.

• The £5,500 pcm rent is an advertised asking rent, not achieved or passing rent.

• Property condition and refurbishment requirements are not evidenced.

• Buyer premium is not supplied and additional search, legal, transfer and seller-cost reimbursements may apply.

• Council tax, parking, heating and other property-cost details are not supplied.

• Leasehold obligations and any service-charge or management information require legal-pack review despite the stated new 999-year lease.

Recommendation

Do not bid or select a strategy until the guide, legal pack, inspection findings, floor area, service-charge information and reliable comparable evidence are obtained. Treat the £5,500 pcm rent as unverified asking evidence only.

Strategy Rating

Analysis Confidence

Key financial inputs are missing, including guide price, condition, floor area, costs and service-charge details. The comparable sales are inconsistent and lack specification details, while rental evidence consists of a single asking listing.