Flat 9 Elsie Lane Court, 50 Westbourne Park Villas, London

Description

By order of a major housing association. Long leasehold ground floor self-contained purpose built flat. Full vacant possession. 3D Tour available.

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 are at Elsie Lane Court and range from £230,000 to £280,000. The most recent sale was £230,000 on 24 June 2026. A base GDV of £245,000 uses the supplied comparable range and median, but unit sizes, condition and lease terms for the comparables are not provided. The proposed new 125-year lease at a peppercorn ground rent is potentially positive, but the lease information remains awaited. The £1,800 inclusive buyer documentation fee is known; possible seller charges are not.

Investment Snapshot

Strategy Recommendation

Proceed only subject to legal-pack review, confirmation of the new lease terms and seller charges, and an independent condition inspection. The pricing appears potentially attractive against the supplied same-court sales, but the evidence is insufficient to underwrite a BTL or flip confidently.

Works Required

No specific defects or refurbishment requirements are evidenced. Allow for inspection and any necessary minor works only after reviewing the 3D tour, property condition and legal pack; no refurbishment allowance has been included.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £195,000 guide, the property is below the supplied same-development completed-sale range. At the £245,000 base GDV, 75% refinance is approximately £183,750. Cash-left-in and equity cannot be calculated reliably because refurbishment costs, seller charges and other project costs are unknown. Lease terms must be confirmed before relying on refinance value.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. A gross yield cannot therefore be calculated. The known £1,800 documentation fee and any undisclosed seller charges would also increase acquisition cost.

Flip Analysis

A potential resale margin is suggested by the supplied £230,000–£280,000 completed-sale range against the £195,000 guide, but no reliable flip surplus can be calculated. Works, selling costs, seller charges, lease details and comparable unit specifications are unavailable.

Investor Risks & Due Diligence

• Lease information is awaited, including confirmation of the precise new lease terms.

• Additional seller fees may be payable on completion but are not supplied.

• No sufficiently specific rental evidence is available, so BTL yield cannot be established.

• The condition and any refurbishment requirement are not evidenced.

• The supplied comparable sales do not include unit sizes, condition or lease details, limiting valuation precision.

• Finance, resale and total project costs cannot be calculated without works and other cost information.

Recommendation

Proceed only subject to legal-pack review, confirmation of the new lease terms and seller charges, and an independent condition inspection. The pricing appears potentially attractive against the supplied same-court sales, but the evidence is insufficient to underwrite a BTL or flip confidently.

Strategy Rating

Analysis Confidence

There are several directly matching completed sales and a stated guide price, but comparable sizes and lease terms are unavailable, while rent, condition, refurbishment costs, seller charges and full lease information remain unconfirmed.