Flat 5, 21 Upton Park, Slough, Berkshire

Description

Vacant leasehold self-contained first floor flat with a reception room, bedroom, kitchen and bathroom. GIA approximately 33 sq m (355 sq ft). By Order of Mortgagees.

Accommodation

Reception Room, Bedroom, Kitchen and Bathroom

Location

Situated on the west side of Upton Park, to the south of its junction with Albert Street. Slough town centre is less than half a mile to the north; Slough rail and Elizabeth line station is approximately 0.7 miles to the north. The A355 and M4 motorway are within easy reach. Herschel Park and Upton Hospital are close by.

Tenure / Property Information

Investment Analysis

Same-street completed sales range from £167,500 to £224,500, including £200,000 at 21 Upton Park in October 2025. However, the comparable accommodation sizes, bedroom counts and unexpired lease terms are not supplied, so direct adjustment for this 33 sq m one-bedroom flat and its approximately 62-year lease is not possible. An indicative evidence-led GDV range is £167,500–£224,500, with £195,000 used as the base scenario; this is not a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only subject to satisfactory inspection, legal due diligence and confirmation that the approximately 62-year lease is acceptable to lenders and buyers. Do not rely on BTL or BRRR returns until rent, costs and lease financeability are established.

Works Required

No condition or refurbishment requirements are evidenced. No works allowance is therefore included; inspection and legal review of the lease, ground rent and building obligations are required.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £75,000 guide, the acquisition-only comparison is £75,000 against a £195,000 base GDV. A 75% refinance of the base GDV is £146,250, implying £71,250 more than the guide before works, fees, finance and tax. This is not a reliable cash-left-in estimate because refurbishment costs, purchase charges, valuation, lending terms and lease-related financeability are unknown. The approximately 62-year lease is a material refinance risk.

Buy-to-Let Analysis

BTL yield cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is provided. The £100 per annum ground rent is known, but other ownership and operating costs are not supplied.

Flip Analysis

The same-street sales support an indicative base GDV of £195,000, but the comparables do not provide sufficient detail to confirm like-for-like value. A flip surplus cannot be calculated because refurbishment costs, acquisition charges and supported selling costs are unavailable.

Investor Risks & Due Diligence

• Approximately 62 years remain on the lease, which may restrict mortgageability, resale and future value.

• Comparable sales lack supplied bedroom, floor area and unexpired lease details, limiting like-for-like valuation.

• No sufficiently specific rental evidence is available, so yield and rental coverage cannot be tested.

• Property condition and refurbishment requirements are not evidenced.

• Buyer, administration, seller and other third-party charges are not quantified.

• The £100 per annum ground rent is payable and other leasehold costs are not supplied.

Recommendation

Proceed only subject to satisfactory inspection, legal due diligence and confirmation that the approximately 62-year lease is acceptable to lenders and buyers. Do not rely on BTL or BRRR returns until rent, costs and lease financeability are established.

Strategy Rating

Analysis Confidence

There are five same-street completed sales and a clear guide price, but comparable sizes, bedroom details and lease terms are absent. Rental evidence, condition, refurbishment costs, buyer fees, parking and heating information are also unavailable.