Flat B, 31, Tunley Road, London, NW10 9JR

Description

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

Accommodation

Entrance hall, two bedrooms, reception room, kitchen, bathroom/WC. Approximately 62m² / 669sqft.

Location

Situated off Craven Park and well positioned for the amenities of vibrant Harlesden, Willesden, Wembley and Shepherds Bush. Transport options include local bus routes, Harlesden rail station and road links via the A406, A40/M40 or A404.

Tenure / Property Information

Investment Analysis

The most relevant evidence is 5 Tunley Road, a leasehold flat sold for £357,500 on 20 March 2026. Other Tunley Road flat sales range from £270,000 in 2018 to £400,000 in 2017, but sizes, bedroom counts, condition and lease terms are not supplied. A provisional base GDV of £357,500 is therefore used, with a broad evidence-based range of £270,000–£400,000. This is indicative only and not a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the legal pack, confirming the new 125-year lease terms and obtaining a detailed refurbishment budget. Do not rely on a BTL or flip case until rent, costs and lease information are verified.

Works Required

Updating is required according to the description, but no detailed schedule or condition report is supplied. The scope, specification and cost of works cannot be reliably quantified from the evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the provisional £357,500 base GDV, 75% refinance proceeds would be approximately £268,125. Purchase cost, refurbishment cost, finance costs and possible seller fees are not sufficiently known, so cash required and whether the refinance would recover invested capital cannot be established.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is provided. The property is vacant, and the £1,800 inclusive-of-VAT contract documentation fee is known, while any seller-charged completion fees remain uncertain.

Flip Analysis

A provisional base GDV of £357,500 is supported mainly by the March 2026 Tunley Road sale. However, refurbishment costs, selling costs, acquisition costs beyond the known £1,800 documentation fee and the exact lease terms are unavailable. A reliable flip surplus or maximum bid cannot therefore be calculated.

Investor Risks & Due Diligence

• Lease information and the detailed terms of the proposed new 125-year lease are awaited.

• The flat requires updating, but no quantified works schedule or cost evidence is supplied.

• No sufficiently specific rental evidence is available, preventing yield analysis.

• Seller-charged completion fees may apply under the Special Conditions of Sale.

• The supplied comparable sales lack size, bedroom, condition and lease-term details, limiting valuation reliability.

• The £1,800 inclusive-of-VAT contract documentation fee is payable by the buyer.

Recommendation

Proceed only after reviewing the legal pack, confirming the new 125-year lease terms and obtaining a detailed refurbishment budget. Do not rely on a BTL or flip case until rent, costs and lease information are verified.

Strategy Rating

Analysis Confidence

There is a recent same-road completed sale and clear property size, but the comparables lack key details, rental evidence is absent, the refurbishment scope is unquantified and lease information is still awaited.