Flat 40 Weston Court, 4 Brindley Place, Uxbridge, Middlesex

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 supplied completed sales are within Weston Court/Brindley Place and range from £236,000 to £372,000, but bedroom counts, floor areas, condition and sale circumstances are not provided. The two sales specifically identified as Weston Court, 4 Brindley Place, were £275,000 and £372,000 in 2021. A cautious evidence-based base GDV of £285,000 is used, with a broad supported scenario range of £236,000 to £372,000. The £280,000 guide is close to the base estimate before the £1,800 administration charge, unspecified buyer premium and other possible costs.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the legal pack and confirming leasehold liabilities, condition and all auction fees. Do not rely on a BTL or flip strategy until rent and complete project costs are evidenced.

Works Required

No refurbishment works are evidenced. Verify condition, lease terms, service charge, major works exposure, statutory compliance and legal-pack matters before bidding; no works allowance can be quantified from the supplied information.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A refinance illustration at 75% of the base GDV is £213,750. However, total acquisition cost, refurbishment cost, finance costs and refinanceability are not evidenced, so cash left in and equity cannot be calculated reliably.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Rent, gross yield, operating costs and a maximum bid therefore remain unsupported. The unspecified buyer premium and other possible fees further reduce certainty.

Flip Analysis

The supplied comparable evidence supports a broad indicative GDV range of £236,000 to £372,000, with a £285,000 base case. A flip surplus cannot be calculated because refurbishment, selling, finance, buyer premium and other transaction costs are unavailable.

Investor Risks & Due Diligence

• Comparable prices vary materially from £236,000 to £372,000 and lack size, bedroom and condition details.

• Buyer premium amount is unspecified.

• Additional search, seller, legal, transfer and disbursement costs may be payable but are not quantified.

• No rental evidence is supplied, preventing reliable BTL yield analysis.

• No condition or refurbishment information is supplied.

• Leasehold liabilities, including service charge, ground rent and potential major works, are not provided.

Recommendation

Proceed only after reviewing the legal pack and confirming leasehold liabilities, condition and all auction fees. Do not rely on a BTL or flip strategy until rent and complete project costs are evidenced.

Strategy Rating

Analysis Confidence

There are several nearby completed sales and substantial lease term, but the comparables lack size, bedroom, condition and sale-context details; rent, condition, service charges, buyer premium and other costs are also unavailable.