Flat B, 93 Sandringham Road, London

Description

One bedroom flat; first floor; in need of modernisation; new 125 year lease upon completion; peppercorn ground rent; vacant possession

Accommodation

First Floor - One Bedroom, Reception Room, Kitchen, Bathroom / WC

Location

Situated a short distance from the junction of Chapter Road. Shopping facilities are available locally on the High Road along with a good selection of cafes, bars and restaurants. Recreational facilities can be found at Gladstone Park and Roundwood Park, which are both within easy reach. Nearby road connections are via the A41. Transport: National Rail Brondesbury; Underground Willesden Green.

Tenure / Property Information

Investment Analysis

Recent same-road sold evidence ranges from £290,000 to £315,000 for 2024–2026 transactions, with older evidence at £300,000–£350,000. However, the comparable bedroom counts, floor areas and condition are not supplied, so a reliable GDV for this one-bedroom flat cannot be established. The £195,000 guide is before an unspecified buyer fee and potentially VAT or other special-condition charges.

Investment Snapshot

Strategy Recommendation

Do not bid on the available evidence alone. Obtain a detailed inspection, legal-pack review, refurbishment quotation, rental evidence and full buyer-cost schedule before considering a purchase.

Works Required

Modernisation is required, but no detailed condition schedule is supplied. Scope and cost should be established through inspection and review of the legal pack before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR cannot be reliably assessed without a supported GDV, refurbishment budget, rent, finance assumptions and the buyer fee or other acquisition charges.

Buy-to-Let Analysis

BTL cannot be quantified because no sufficiently specific rental evidence or auctioneer rent estimate is provided. Modernisation costs and unspecified buyer charges would also affect the investment return.

Flip Analysis

The same-road sales suggest potential value above the guide, but the comparables are not sufficiently detailed by bedroom count, floor area or condition to establish a defensible resale GDV. A flip surplus cannot therefore be calculated.

Investor Risks & Due Diligence

• Buyer fee is unspecified and VAT may apply.

• Other seller charges may be payable under the Special Conditions of Sale.

• The flat is stated to need modernisation, but no detailed works schedule or cost evidence is provided.

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

• The sold comparables do not include bedroom count, floor area or condition, limiting GDV analysis.

• The new 125-year lease is stated to be granted on completion and should be verified in the legal documentation.

Recommendation

Do not bid on the available evidence alone. Obtain a detailed inspection, legal-pack review, refurbishment quotation, rental evidence and full buyer-cost schedule before considering a purchase.

Strategy Rating

Analysis Confidence

The property description, tenure, vacancy and several same-road completed sales are supplied, but comparable specifications, rental evidence, refurbishment costs and buyer charges are incomplete.