Flat 40 Weston Court, 4 Brindley Place, Uxbridge, Middlesex, UB8 2UF

Description

A Fourth Floor Three Bedroom Flat. The property comprises a fourth floor three bedroom flat situated within a purpose built building arranged over ground and four upper floors.

Accommodation

Fourth Floor: Reception Room, Kitchen, Three Bedrooms (one with an en-suite), Bathroom.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Grand Union Canal Walk are within easy reach. Transport links are provided by West Drayton rail station.

Tenure / Property Information

Investment Analysis

The guide is £280,000. Sold evidence in Weston Court ranges from £236,000 to £372,000, including two 2023 sales at £236,000 and £365,000, but bedroom count, floor, size, condition and sale-specific differences are not supplied. A cautious base GDV of £300,000 is used, with a broad evidence-based range of £236,000 to £365,000. The guide is therefore close to the supported central value before the £1,800 administration charge. No rental evidence or property-condition evidence is available.

Investment Snapshot

Strategy Recommendation

Do not bid solely on the current evidence. Proceed only after verifying the legal pack, condition, service charges, disbursements and achievable rent; otherwise the property is unsuitable for a reliably underwritten BTL, BRRR or flip strategy.

Works Required

No refurbishment works are evidenced. Obtain a viewing, lease and legal-pack review, including confirmation of any required repairs, service-charge liabilities, major works and disbursements before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A notional 75% refinance of the £300,000 base GDV is £225,000. A meaningful BRRR assessment cannot be completed because refurbishment costs, rent, service charges, purchase costs beyond the £1,800 administration charge and finance assumptions are unavailable.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The lease is approximately 141 years unexpired, but service charges, ground rent, management costs, finance costs and any restrictions are unknown.

Flip Analysis

The broad sold-comparable range provides a cautious base GDV of £300,000, but the evidence does not confirm comparable bedroom count, size, condition or floor. Flip surplus cannot be calculated because works, full acquisition costs and selling costs are unsupported.

Investor Risks & Due Diligence

• Wide sold-price range of £236,000 to £372,000 with insufficient comparable specification detail.

• No supported rental evidence, so rental yield and BTL affordability cannot be assessed.

• Property condition and refurbishment requirements are unknown.

• Service charges, ground rent, major works and lease restrictions are unknown.

• Additional legal-pack disbursements may be payable.

• The £1,800 administration charge reduces the margin against the guide and GDV.

Recommendation

Do not bid solely on the current evidence. Proceed only after verifying the legal pack, condition, service charges, disbursements and achievable rent; otherwise the property is unsuitable for a reliably underwritten BTL, BRRR or flip strategy.

Strategy Rating

Analysis Confidence

There are several same-development completed sales and a stated lease term, but comparable specifications, condition, rent, service charges, ground rent, parking and full purchaser costs are not supplied.