Flat B, 9 Hemstal Road, West Hampstead, London NW6 2AB

Description

Postponed to the October auction. Vacant leasehold one-bedroom ground-floor flat, approximately 48 sq m / 516 sq ft, 125-year lease from 2026, offered for modernisation. EPC C.

Location

Flat B, 9 Hemstal Road, West Hampstead, London NW6 2AB. The full postcode NW6 2AB has been used for mapping. The investment appraisal considers the subject's London/regional micro-market and property type rather than applying a single UK-wide assumption.

Investment Analysis

Investment Snapshot

Works Required

• Kitchen/bathroom modernisation where required

• Electrical, heating and plumbing testing/remedials

• Decoration, flooring and joinery

• Roof, damp, windows and external repairs identified by survey

• Review service-charge/major-works exposure before setting works budget

HB working works allowance: £15,000–£35,000. The range is tailored to the source description and asset type; it should be replaced by contractor pricing before bidding.

Rental & Market Context

HB working market rent is £1,700–£2,200 pcm (£20,400–£26,400 p.a.). The range reflects the subject's bedroom count, property type and local market band; it should be checked against live comparables immediately before bidding.

Sold within 5m radius

• Flat A, 11 Hemstal Road, NW6 – flat – sold Dec 2025 – £770,000

• 17A Hemstal Road, NW6 – flat – sold Mar 2025 – £401,000

These are genuine recent local transactions found during the research pass. They are not perfect like-for-like matches; size, floor level, tenure and condition must be normalised before relying on them.

GDV Assessment

HB indicative end value is £475,000–£550,000. The range reflects the subject property's tenure, condition, location, guide level and intended buy-to-let / brrr strategy. Confidence is low; use the lower figure for bid sensitivity rather than treating the upper figure as guaranteed.

Strategy Recommendation

Preferred strategy: Buy-to-Let / BRRR. The working purchase range is £285,000–£285,000. The key decision is whether the verified legal/physical position supports the works allowance of £15,000–£35,000 and the stated income/end-value case.

Potential BRRR Position

Using a mid-point purchase of £285,000 and mid-point works of £25,000, purchase + works is about £310,000 before SDLT, auction fees and finance. A 75% refinance on the £475,000–£550,000 end-value range is approximately £356,250–£412,500. At the mid-point, about £0 of purchase-and-works capital remains in the deal before acquisition/finance costs. HB BRRR rating: Strong.

Flip Analysis

Illustrative scenario: purchase £285,000, works £25,000 and approximately £33,050 for acquisition, finance/holding and selling costs. Total working cost is about £343,050 against a mid-point end value of £512,500, giving an indicative pre-tax margin of £169,450 (33.1% of GDV). On these assumptions the flip is viable and should be rejected if survey findings or bid competition erode the margin.

Investor Risks & Due Diligence

• Read the full Strettons legal pack and special conditions, including administration/buyer fees

• Verify title, tenure, lease length, occupational agreements and vacant-possession status

• Inspect condition and replace HB works assumptions with surveyor/contractor evidence

• Confirm finance and insurance availability for the exact asset type

• Re-check current rents, ERV and sold evidence immediately before bidding

• Lot has been postponed/rescheduled; re-check guide, legal pack and status before any October appraisal

Maximum Bid Analysis

Guide £285,000+. HB considers the deal strongest around £285,000–£285,000. Above approximately £285,000, the conservative end-value/refinance margin starts to weaken materially. This is an investment sensitivity indicator, not a valuation or instruction to bid.

Recommendation

Overall HB view: Buy-to-Let / BRRR. Risk: Medium; analysis confidence: Low. The principal sensitivity is end value, rent and works cost. Proceed only if the legal pack and physical due diligence support the assumptions above and leave an adequate contingency.

Strategy Rating

Buy-to-Let/Income: ★★★★☆ | BRRR/Repositioning: ★★★☆☆ | Flip: ★★★☆☆

Research Sources

https://www.strettons.co.uk/auction-residential-property-for-sale/1-bedroom-flat-for-sale-in-flat-b-9-hemstal-road-west-hampstead-london-camden-nw6-2ab-6a8859e0cf4bc9ebb1c9e9ae/ | https://www.strettons.co.uk/auctions/current-catalogue/ | https://ggfx-strettons.s3.eu-west-2.amazonaws.com/i/STRETTONS_100926_v3_a0b7eba637.pdf