Flat 408 Addison House, Grove End Road, St John's Wood, London, NW8 9EL

Description

A Well Located Fourth Floor Two Bedroom Flat In Need of Refurbishment. The property comprises a fourth floor two bedroom flat situated within a detached purpose built block arranged over ground and four upper floors. The property benefits from entry-phone access and a concierge service. The property further benefits from lift access.

Accommodation

Fourth Floor: Reception Room, Kitchen, Two Bedrooms, Bathroom

Location

The property is situated in the popular North West London area of St. John's Wood close to local shops and amenities. The open spaces of St. John's Wood Church Gardens are also within easy reach. Transport links are provided by St. John's Wood underground station (Jubilee line).

Tenure / Property Information

Investment Analysis

Same-address Land Registry evidence is materially dispersed: £525,000 completed in March 2025, £650,000 in August 2024 and £455,000 in June 2021, with older sales at £173,000 and £217,000. The comparable flat sizes, floors, condition and transaction circumstances are not supplied, so these figures cannot establish a precise formal value. A cautious evidence-based scenario range is £455,000–£650,000, with £525,000 used as the base GDV because it is the most recent supplied sale.

Investment Snapshot

Strategy Recommendation

Do not commit to a bid based on the guide alone. Consider only after reviewing the legal pack, inspecting the refurbishment requirement and obtaining reliable works, leasehold and resale-cost information; the current evidence does not support a firm BTL, BRRR or flip purchase price.

Works Required

The flat is stated to be in need of refurbishment. Works should be limited to assessing and pricing the required internal refurbishment of the reception room, kitchen, two bedrooms and bathroom; no detailed specification or cost allowance is supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the base GDV of £525,000, 75% refinance equates to £393,750. Total project cost cannot be calculated because refurbishment costs, buyer premium and other potential charges are unknown, so cash left in and equity cannot be reliably assessed.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The guide is £425,000 plus fees; the known £1,800 administration charge gives a minimum guide-price acquisition figure of £426,800 before the buyer premium, refurbishment and other possible charges.

Flip Analysis

A resale surplus cannot be calculated reliably because refurbishment costs, buyer premium, legal/disbursement charges and selling costs are not supplied. The evidence indicates a wide same-address sales range, creating substantial GDV uncertainty.

Investor Risks & Due Diligence

• The flat is explicitly described as requiring refurbishment, but the scope and cost are unknown.

• Same-address completed-sale evidence ranges widely from £173,000 to £650,000, and the relevant flat attributes are not provided.

• No sufficiently specific rental evidence is available, preventing yield analysis.

• The buyer premium is unspecified and additional search, seller, legal, transfer and other disbursement charges may apply.

• The property is leasehold, but service charge, ground rent and other leasehold financial obligations are not supplied.

Recommendation

Do not commit to a bid based on the guide alone. Consider only after reviewing the legal pack, inspecting the refurbishment requirement and obtaining reliable works, leasehold and resale-cost information; the current evidence does not support a firm BTL, BRRR or flip purchase price.

Strategy Rating

Analysis Confidence

There is useful same-address completed-sale evidence and a stated long lease, but the comparable attributes, refurbishment scope, rental evidence, buyer premium, leasehold costs and other charges are unavailable.