Flat 5, 4, Grenville Place, London

Description

Share of freehold fourth floor self contained flat. Close to Natural History and Victoria and Albert Museums, Imperial College of London, The Royal Albert Hall and Harrods. Full vacant possession.

Accommodation

One bedroom, reception room/dining room, kitchen, bathroom, separate cloakroom/WC, entrance hall and storage eves. Approximate total floor area including eves: 743 sq ft (69 sq m). Approximate total floor area excluding eves: 570 sq ft (53 sq m).

Location

The property is situated on the fourth floor of this period building on the west side of Grenville Place close to its junction with Emperors Gates. It is well situated for Gloucester Road Underground Station, High Street Kensington Underground Station and local bus services. Road links include the A4 and M4 Motorway. Local attractions include the Natural History and Victoria and Albert Museums, Imperial College of London, the Royal Albert Hall, Kensington Gardens, Hyde Park, Green Park, St James’s Park and The River Thames. Shopping facilities along Brompton Road include Harrods and Harvey Nichols Department Stores.

Tenure / Property Information

Investment Analysis

No HM Land Registry completed sales or other valuation evidence was supplied. The £415,000 guide is an auction guide, not a formal market value. GDV and a supported bidding value cannot be established.

Investment Snapshot

Strategy Recommendation

Do not commit beyond a fully underwritten bid until lease length, service charge, ground rent, condition, parking/heating information, special conditions and resale/rental evidence are obtained.

Works Required

No specific defects or required works are evidenced. Allowance cannot be estimated until the condition, heating, common parts and any refurbishment requirements are inspected or documented.

Rental & Market Context

Potential BRRR Position

A BRRR analysis cannot be completed without supported GDV, rent, refurbishment cost, lease details and finance assumptions. The 75% GDV refinance figure is therefore unsupported.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate was supplied. Service charge, ground rent and lease length are also awaited, preventing a reliable net-cost assessment.

Flip Analysis

A flip analysis cannot be completed because there are no supplied completed sales, supported GDV, refurbishment costs or selling-cost allowance. The guide price alone does not establish a resale surplus.

Investor Risks & Due Diligence

• Lease length, annual service charge, ground rent, review period and increases are awaited.

• Additional seller fees may be payable under the Special Conditions of Sale, but no amount was supplied.

• No sufficiently specific rental evidence or auctioneer rent estimate was supplied.

• No completed comparable sales or other market-value evidence was supplied.

• Condition and refurbishment requirements are not evidenced.

• Parking and heating information are unknown.

• The stated floor area differs depending on whether the eaves are included: approximately 743 sq ft including eaves versus 570 sq ft excluding eaves.

Recommendation

Do not commit beyond a fully underwritten bid until lease length, service charge, ground rent, condition, parking/heating information, special conditions and resale/rental evidence are obtained.

Strategy Rating

Analysis Confidence

The evidence confirms the accommodation, vacant possession and guide price, but provides no completed sales, rental evidence, refurbishment budget, lease particulars or detailed selling costs.