Flat 304 Platinum House, Lyon Road, Harrow, Middlesex, HA1 2EX

Description

A Third Floor Two Bedroom Flat Subject to a Periodic Tenancy Producing £18,000 Per Annum. The property comprises a third floor two bedroom flat situated within a purpose built building arranged over six and seven upper floors. The property benefits from a communal gym, swimming pool, jacuzzi, steam room and sauna.

Accommodation

Third Floor: Open Plan Reception/Kitchen; Two Bedrooms (One with an En-Suite); Bathroom; Separate WC.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Kenton Recreation Ground are within easy reach. Transport links are provided by Harrow on the Hill underground station (Metropolitan line) and rail station.

Tenure / Property Information

Investment Analysis

Completed sales within Platinum House range from £170,000 to £225,000. The most recent supplied sale was £200,000 on 22 July 2026. A base GDV of £200,000 is supported, with a low scenario of £170,000 and high scenario of £225,000, subject to differences between the comparable flats being unknown. The property has approximately 97 years remaining on its lease and is subject to a periodic tenancy producing £18,000 per annum.

Investment Snapshot

Strategy Recommendation

Consider as a BTL-led acquisition at or near the guide, subject to confirming the tenancy, service charge, legal-pack costs and all leasehold liabilities. Do not rely on a flip or BRRR outcome until costs and condition are verified.

Works Required

No refurbishment works or defects are evidenced. Allow for inspection, tenancy and legal-pack review only; any physical works remain unquantified.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £200,000 base GDV, a 75% refinance is £150,000. Against the £160,000 guide and known £1,800 administration charge, the position is £161,800 before any works, disbursements, other purchaser charges or finance costs. Because works and additional costs are not evidenced, total project cost and cash left in cannot be calculated reliably.

Buy-to-Let Analysis

At the £160,000 guide, the existing £18,000 annual rent equates to an 11.25% gross yield before finance, service charges, management, maintenance, tax and other costs. The supplied asking-rent evidence of £1,800 pcm supports potential gross rent of £21,600 per annum, but this is advertised rather than achieved rent. Net yield cannot be established because service charge, insurance, management and other property costs are not supplied.

Flip Analysis

The supported base GDV is £200,000, but no refurbishment allowance, selling-cost allowance or complete acquisition-cost schedule is supplied. A reliable flip surplus and maximum bid therefore cannot be calculated. The comparable range creates meaningful resale-value uncertainty.

Investor Risks & Due Diligence

• The property is subject to a periodic tenancy, so tenancy terms, rent status and possession position require verification.

• Special conditions may impose disbursements, seller-cost reimbursement, legal fees, search fees or transfer fees in addition to the stated administration charge.

• Leasehold service charge, insurance, reserve-fund and other lease liabilities are not supplied.

• The comparable sales range is £170,000 to £225,000, and the differences between the flats are unknown.

• The £1,800 pcm rental evidence is advertised asking rent rather than achieved rent.

• EPC, council tax, heating and physical condition information are not supplied.

Recommendation

Consider as a BTL-led acquisition at or near the guide, subject to confirming the tenancy, service charge, legal-pack costs and all leasehold liabilities. Do not rely on a flip or BRRR outcome until costs and condition are verified.

Strategy Rating

Analysis Confidence

There are multiple same-building completed sales, current tenancy income and rental asking evidence, but condition, service charge, EPC, legal disbursements, other fees and property-specific comparable details are unavailable.