Flat 4, Christiano Court, 145 Iverson Road, London

Description

A one bedroom third floor flat. In need of modernisation. Vacant. EPC rating - B.

Accommodation

One bedroom third floor flat

Location

The property is on Iverson Road within West Hampstead. The area benefits from an extensive range of independent cafes and restaurants. West Hampstead is one of Northwest London’s strongest commuter locations, benefiting from Jubilee Line services, London Overground and Thameslink services providing excellent access throughout London. Transport West Hampstead - Mildmay, Suffragette.

Tenure / Property Information

Investment Analysis

The supplied completed sales on Iverson Road range from £475,000 to £1,235,000, including £527,500 in March 2026. However, the evidence provides no comparable floor areas, bedroom counts, condition, floor level or exact comparability, so a supported GDV or market-value estimate for this one-bedroom flat cannot be established. The £250,000 guide is not a valuation and excludes the buyer fee and potentially VAT; seller charges are also unknown.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. Proceed only after verifying the leasehold title and charges, obtaining a detailed inspection and works quotation, establishing a supported local valuation and securing specific rental evidence.

Works Required

Modernisation is stated as required, but no detailed schedule of works, specification or defects is supplied. Obtain a full inspection and priced scope before bidding; no refurbishment allowance can be supported from the evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment is unsupported because there is no reliable GDV, rent, refurbishment budget or total acquisition-cost figure. The lease is stated as 999 years from 1 April 2011, but leasehold charges and other ownership costs are not supplied.

Buy-to-Let Analysis

The flat is vacant and the auctioneer has supplied no rent estimate. No sufficiently specific rental comparables were identified, so rent, gross yield and BTL affordability cannot be established. Buyer fees, VAT exposure and any seller charges are also not quantified.

Flip Analysis

A flip appraisal cannot be supported. Although completed Iverson Road sales are provided, their size, accommodation, condition and comparability are unknown, while modernisation costs and selling allowances are not supplied. No flip surplus or maximum bid can therefore be calculated.

Investor Risks & Due Diligence

• The supplied sold comparables are not sufficiently detailed to establish a reliable value for this one-bedroom flat.

• The extent and cost of the required modernisation are unknown.

• No specific rental evidence or auctioneer rent estimate is available.

• Buyer premium, possible VAT and seller charges are not quantified.

• Leasehold charges and other property-specific ownership costs are not supplied.

Recommendation

Do not bid on the current evidence alone. Proceed only after verifying the leasehold title and charges, obtaining a detailed inspection and works quotation, establishing a supported local valuation and securing specific rental evidence.

Strategy Rating

Analysis Confidence

The evidence confirms the property type, vacancy, lease term, guide price and broad need for modernisation, but lacks comparable specifications, rental evidence, refurbishment costs, buyer fees, seller charges and leasehold cost details.