Flat C, 180, Holland Road, London

Description

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

Accommodation

Entrance hall, studio room, kitchen, bathroom/WC

Location

Situated on Holland Road, well positioned for the amenities of Holland Park, Shepherds Bush and Westfield, Kensington and Notting Hill. Transport options include local bus routes, Shepherds Bush Stations and road links via the A4/M4 or A40/M40.

Tenure / Property Information

Investment Analysis

The supplied sold comparables on Holland Road range from £375,000 to £750,000, but no bedroom count, floor area, condition, lease details or unit-specific comparability is provided. They cannot support a reliable GDV for this vacant studio flat. The £3,600 pcm rental evidence is for an advertised one-bedroom flat and is not directly applicable to the subject studio. The property requires updating, but no works specification or cost evidence is supplied. The £185,000 guide plus the known £1,800 buyer documentation fee gives a known minimum acquisition figure of £186,800 before works, seller fees, legal costs, finance and other expenses.

Investment Snapshot

Strategy Recommendation

Do not commit to a bid based on the current evidence. Obtain the legal pack, confirm the new lease terms and any seller charges, inspect the condition, establish the studio's achievable rent and obtain a refurbishment budget before considering a BTL or resale strategy.

Works Required

Updating is required according to the description. The precise scope, specification and cost cannot be established from the supplied evidence; inspect the flat and review the legal pack before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR analysis is not supportable because GDV, refurbishment cost, achievable studio rent, lease details and total project costs are not evidenced. The new 125-year lease at a peppercorn ground rent is stated, but the lease information is awaited and must be checked in the legal pack.

Buy-to-Let Analysis

A reliable BTL yield cannot be established. The only rental evidence is an advertised £3,600 pcm asking rent for a one-bedroom flat, whereas the subject is a studio. Works, legal costs, seller charges and other operating costs are also unknown.

Flip Analysis

A flip surplus cannot be calculated. Although same-road sold evidence is provided, the comparables lack sufficient detail to value this studio, and refurbishment costs, selling costs and any seller completion fees are unknown.

Investor Risks & Due Diligence

• Lease information is awaited and the detailed terms of the proposed 125-year lease must be checked in the legal pack.

• The seller may charge additional completion fees, but the amount is not supplied.

• The property requires updating, with no scope or cost estimate provided.

• The available £3,600 pcm rental evidence relates to a one-bedroom flat rather than this studio.

• The sold comparables do not provide sufficient unit-specific details such as size, layout, condition or lease terms.

• Legal, finance, resale and other transaction costs are not fully supplied.

Recommendation

Do not commit to a bid based on the current evidence. Obtain the legal pack, confirm the new lease terms and any seller charges, inspect the condition, establish the studio's achievable rent and obtain a refurbishment budget before considering a BTL or resale strategy.

Strategy Rating

Analysis Confidence

The property type, vacancy, guide price and headline lease proposal are supplied, but floor area, bedroom confirmation beyond the studio description, lease terms, condition detail, works costs, achievable rent, seller fees and directly comparable sales evidence are incomplete.