Flat 4, 111 Fordwych Road, Kilburn, London

Description

Vacant leasehold self-contained first floor flat comprising reception room/kitchen, bedroom and bathroom. GIA approximately 37 sq m (398 sq ft). Kilburn underground and West Hampstead rail stations are within easy reach. Vacant possession.

Accommodation

Reception room/kitchen, bedroom and bathroom; GIA approximately 37 sq m (398 sq ft)

Location

Situated on the north east side of Fordwych Road, close to its junction with Mill Lane. Local shops and amenities are available nearby. Kilburn underground station is a short walk to the south, and main line rail services are available from West Hampstead Thameslink station to the east. The North Circular Road (A406) and M1 motorway are accessible to the north. Hampstead Heath is within easy reach to the north east.

Tenure / Property Information

Investment Analysis

The strongest evidence is the same-address leasehold sale at £197,500 on 2 September 2026. However, its size, condition, floor and lease terms are not supplied, so direct comparability cannot be confirmed. Other Fordwych Road sales range from £340,000 to £610,000 and appear insufficiently detailed to support reliable adjustment. A base GDV of £197,500 is therefore indicative only; no evidence-supported low or high scenario is established.

Investment Snapshot

Strategy Recommendation

Proceed only after confirming the lease, legal pack, service-charge position, condition and achievable rent. At the guide, the opportunity may warrant further investigation, but the limited comparable and cost evidence do not support an unconditional bid or defined refurbishment strategy.

Works Required

No specific defects or refurbishment requirements are evidenced. Allow for inspection and only undertake works supported by the survey, lease and legal information; no numeric works allowance can be supported.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £155,000 guide as the purchase figure and no quantified works allowance, indicative total cost is £155,000. At the £197,500 base GDV, 75% refinancing would be approximately £148,125, leaving approximately £6,875 of the stated base cost unrecovered before finance, tax, legal, valuation and other costs. This is highly sensitive to the guide price, actual GDV and the approximately 84-year lease.

Buy-to-Let Analysis

BTL cannot be properly assessed because no sufficiently specific rental comparable or auctioneer rent estimate is provided. Rent, operating costs, finance costs, lease charges and buyer costs are also unknown. The property is vacant, but this does not establish achievable rent.

Flip Analysis

Against the £197,500 base GDV and the £155,000 guide, the headline difference is £42,500 before works, selling costs, finance, tax, legal costs and any auction or buyer charges. A reliable flip surplus cannot be calculated because these costs and the actual purchase price are unknown.

Investor Risks & Due Diligence

• Approximately 84 years remain on the lease, which may affect value, mortgageability and future saleability.

• The guide is £155,000+ and the eventual purchase price is unknown.

• The main same-address comparable lacks supplied detail on size, condition, floor and lease terms.

• No sufficiently specific rental evidence is available, so rental income and yield cannot be established.

• Buyer premium, administration charges and other possible seller or third-party fees are not supplied.

• Condition, EPC, council tax, parking, heating and service-charge information are not supplied.

• The £197,500 base GDV is based on limited evidence and may not be directly comparable.

Recommendation

Proceed only after confirming the lease, legal pack, service-charge position, condition and achievable rent. At the guide, the opportunity may warrant further investigation, but the limited comparable and cost evidence do not support an unconditional bid or defined refurbishment strategy.

Strategy Rating

Analysis Confidence

A same-address completed sale and basic property details are available, but comparable specifications, rent, condition, EPC, council tax, lease charges, buyer fees and other project costs are absent.