Flat 36, 105 Hallam Street, Marylebone, London, W1W 5HD

Description

A Well Located Second Floor Three Bedroom Flat Let to HCA Limited Trading as The Portland Hospital Producing £50,049.48 Per Annum. The property comprises a second floor three bedroom flat situated within an attractive, portered, purpose built block arranged over ground and five upper floors.

Accommodation

Second Floor: Reception Room; Kitchen; Three Bedrooms (One with En-Suite); Shower Room. The property benefits from lifts and a porter.

Location

The property is situated in the highly sought after area of Marylebone. Close to local shops and amenities. The open spaces of Regent's Park are within easy reach. Transport links are provided by Regent's Park underground station (Bakerloo line) and Marylebone rail station.

Tenure / Property Information

Investment Analysis

The £975,000+ guide implies a 5.13% gross yield on the stated passing rent of £50,049.48 per annum, or approximately 8.62% using the auctioneer’s £7,000 pcm market-rent estimate. The supplied sold comparables are for the wider building, lack unit, size and condition details, and vary materially, so a reliable GDV cannot be established.

Investment Snapshot

Strategy Recommendation

Consider as an income-led BTL hold only if the legal pack confirms the occupational lease, tenant covenant, rent terms, service charges and all completion costs. Do not underwrite a flip or BRRR exit from the supplied evidence.

Works Required

No refurbishment works are identified in the supplied evidence. Confirm lease, condition, service-charge position and any required works through the legal pack and inspection.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR analysis is not supportable because no evidence-supported GDV, refurbishment budget or refinance value is available. The new 999-year lease is noted, but financeability and the occupational lease terms remain unconfirmed.

Buy-to-Let Analysis

At the £975,000 guide, the stated rent produces approximately 5.13% gross yield before finance, service charges, management, maintenance and other costs. The auctioneer’s market-rent estimate would imply approximately 8.62%, but it is only an estimate and no external rental comparable was supplied. Tenant covenant, lease terms and rent review provisions require legal-pack verification.

Flip Analysis

A flip surplus cannot be calculated because a reliable GDV, refurbishment allowance and selling-cost allowance are unavailable. The supplied building comparables are insufficiently specific and materially inconsistent.

Investor Risks & Due Diligence

• The £7,000 pcm rent is an auctioneer estimate rather than achieved market rent.

• The tenant’s lease terms, covenant, expiry, break rights and rent-review provisions are not supplied.

• Service charges, ground rent, council tax and heating information are unavailable.

• Additional legal-pack disbursements may be payable.

• Supplied sold comparables are for the building generally, with no unit, size or condition matching information.

Recommendation

Consider as an income-led BTL hold only if the legal pack confirms the occupational lease, tenant covenant, rent terms, service charges and all completion costs. Do not underwrite a flip or BRRR exit from the supplied evidence.

Strategy Rating

Analysis Confidence

Passing rent, guide price and property description are supplied, but there are no specific rental comparables, reliable unit-level sales comparables, condition/works budget, service-charge details or complete legal-pack costs.