Flat 9 Elsie Lane Court, 50 Westbourne Park Villas, London, W2 5EF

Description

By order of a major housing association. Long leasehold ground floor self-contained purpose built flat.

Accommodation

Entrance hall, studio room, kitchen, bathroom/WC. Approx. 32m² / 348 sq ft. Outside: communal gardens.

Location

Located on Westbourne Park Villas, well positioned for the amenities of Westbourne Park, Notting Hill, Bayswater, Maida Vale and the West End. Transport options include road links via the A40/M40 and A5, Royal Oak or Westbourne Green rail options and local bus routes.

Tenure / Property Information

Investment Analysis

The five supplied completed sales at Elsie Lane Court range from £230,000 to £280,000. A base GDV of £255,000 uses the midpoint of that evidence, with £230,000 as a low case and £280,000 as a high case. These are not flat-specific comparables by size, floor or condition, so the range is indicative only. The £195,000 guide is £60,000 below the base GDV before the £1,800 contract documentation fee and any other costs.

Investment Snapshot

Strategy Recommendation

Do not commit at auction until the new lease terms, service charge, ground rent, seller fees, condition and achievable rent are confirmed. The guide appears below the supplied local sales evidence, but the available data is insufficient to justify a firm BTL, BRRR or flip bid.

Works Required

No refurbishment works are evidenced in the supplied information. Confirm condition, utilities, kitchen, bathroom and decoration requirements before bidding; no works allowance has been assumed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the indicative £255,000 base GDV, 75% refinance is approximately £191,250. However, total project cost cannot be calculated because refurbishment, service charge, ground rent, seller fees and other acquisition costs are unknown. The refinance would therefore not recover the £195,000 guide price before the £1,800 documentation fee.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Service charge, ground rent and lease details are also awaited, preventing a reliable net-income assessment.

Flip Analysis

The supplied comparable sales support an indicative £230,000–£280,000 resale range, with a £255,000 base case. A reliable flip surplus cannot be calculated because condition, refurbishment costs, seller completion fees and resale costs are not supplied.

Investor Risks & Due Diligence

• Lease information is awaited, including lease term, service charge, ground rent and review provisions.

• No sufficiently specific rental evidence or auctioneer rent estimate is available.

• The seller may charge additional completion fees under the Special Conditions of Sale.

• Refurbishment requirements and costs are unknown.

• The comparable sales may not match this flat's size, floor, condition or specification.

Recommendation

Do not commit at auction until the new lease terms, service charge, ground rent, seller fees, condition and achievable rent are confirmed. The guide appears below the supplied local sales evidence, but the available data is insufficient to justify a firm BTL, BRRR or flip bid.

Strategy Rating

Analysis Confidence

There is useful same-address completed-sale evidence, but no flat-specific sale details, rental evidence, condition assessment, lease information, service-charge data or complete fee schedule.