Flat A, 68, Litchfield Gardens, WILLESDEN, London, NW10 2LL

Description

By order of a major housing association. Long leasehold self-contained garden flat requiring updating. Full vacant possession.

Accommodation

Entrance hall, two bedrooms, reception room, kitchen, shower room/WC. Outside: rear garden.

Location

The property is situated on Litchfield Gardens in Willesden, between its junctions with Clare Road and Bertie Road. Public transport links include Willesden Junction and Harlesden mainline rail stations together with a network of local bus services serving the surrounding vicinity. Road links include the A406 and A40. Shopping amenities can be found locally within Harlesden, with an extensive range of shops, bars and restaurants being found in Westfields Shopping Centre to the south and Wembley to the north. Recreational pursuits can be found locally at the open spaces of Roundwood Park, Bramshill Road Open Space and King Edward VII Park.

Tenure / Property Information

Investment Analysis

The five supplied completed sales on Litchfield Gardens range from £348,500 to £467,500, dated between 2015 and 2020. They provide useful local evidence but no floor areas, bedroom details, condition details, lease terms or current transactions are supplied, so no reliable current GDV or supported low/base/high valuation can be calculated. The £285,000 guide is materially below the historic comparable range, but the discount cannot be assessed properly until the new lease, service charge, works scope and any special conditions are reviewed.

Investment Snapshot

Strategy Recommendation

Proceed only as a subject-to-documentation and inspection opportunity. Obtain the full lease and special conditions, confirm service charge, ground rent, seller fees and works scope, and secure current valuation and rental evidence before bidding. On the supplied evidence alone, avoid committing to BTL, BRRR or a flip.

Works Required

General updating is required, as stated by the auctioneer. The supplied evidence does not define the extent of works, so no specific refurbishment schedule or cost allowance can be supported. Confirm the condition of the kitchen, shower room, finishes, services, garden and EPC-related items through inspection and legal documentation.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be quantified without a supported current GDV, refurbishment budget, achievable rent, service charge and lease details. The new 125-year lease at a peppercorn ground rent is potentially helpful, but the lease terms and associated costs are still awaited. Do not rely on refinancing assumptions until valuation and legal information are confirmed.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The £1,800 inclusive buyer administration charge is known, but service charge, ground rent and any seller-charged fees remain uncertain. Vacant possession may assist letting, subject to the condition and lease documentation.

Flip Analysis

Historic local sales indicate a broad £348,500–£467,500 evidence range, but the transactions are dated and lack comparable size, layout, condition and lease information. A flip surplus cannot be calculated because current GDV, works cost and selling-cost allowances are unsupported. The guide-to-value spread may be attractive, but it is not sufficient evidence for a purchase decision.

Investor Risks & Due Diligence

• Lease information is awaited, including years remaining, service charge, ground rent and review provisions.

• The property is described as requiring updating, but the extent and cost of works are unknown.

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

• The supplied comparable sales are dated 2015–2020 and lack size, condition and layout details.

• Additional seller fees may be payable under the Special Conditions of Sale.

• The property is leasehold and the legal terms of the new lease remain to be confirmed.

Recommendation

Proceed only as a subject-to-documentation and inspection opportunity. Obtain the full lease and special conditions, confirm service charge, ground rent, seller fees and works scope, and secure current valuation and rental evidence before bidding. On the supplied evidence alone, avoid committing to BTL, BRRR or a flip.

Strategy Rating

Analysis Confidence

There is useful same-street completed-sales evidence and a stated 125-year peppercorn lease, but the comparable sales are historic and key inputs are missing: property size, current value evidence, rent, works scope, service charge, lease details and potential seller fees.