Flat C, 28 Hibernia Road, Hounslow, Middlesex

Description

Long leasehold first floor self-contained flat. By order of the LPA Receivers. The property was not inspected by the Auctioneers but is understood to comprise the stated accommodation.

Accommodation

Entrance hall, one bedroom, reception room, kitchen and bathroom/WC. Outside: communal gardens.

Location

Situated on Hibernia Road within a residential area of Hounslow. Hounslow Central Underground station and local bus services are nearby. Road links include the A4 and wider M4 motorway network. Local shopping amenities are available in Hounslow town centre, with recreational facilities including Lampton Park nearby.

Tenure / Property Information

Investment Analysis

Recent Land Registry evidence for 28 Hibernia Road records leasehold flat/maisonette sales at £105,000, £107,000 and £115,000 in 2025. The unit identity and specification are not confirmed, so these should be treated as indicative rather than fully verified comparables. A base GDV of £110,000 is supported, with a £105,000–£115,000 evidence range. The £99,000 guide is below this range, but the flat is uninspected and material lease, service-charge and seller-cost information is unavailable.

Investment Snapshot

Strategy Recommendation

Proceed only as a conditional income-led purchase if the tenancy, achievable rent, service charge, ground rent, lease terms and property condition are verified. Do not rely on a flip or BRRR strategy without confirmed costs and valuation evidence.

Works Required

No refurbishment scope can be established because the flat was not inspected. Before bidding, inspect the property and verify its condition, heating, parking, EPC, lease charges and any required remedial works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £110,000 base GDV, 75% refinancing would provide an indicative £82,500. Against the £100,800 base acquisition cost including the known documentation fee, this leaves approximately £18,300 of capital in before finance, tax and any refurbishment. The calculation excludes unknown seller fees and works because neither can be supported from the evidence. BRRR suitability is therefore uncertain and dependent on valuation, lease charges, tenancy status and lender acceptability.

Buy-to-Let Analysis

At the advertised asking rent of £1,750 pcm, annual gross rent is £21,000. This equates to 21.21% on the £99,000 guide and 20.83% against the £100,800 base cost, comprising the guide plus the known £1,800 contract documentation fee. These are headline gross figures only: the rent is not confirmed as achieved or passing, and service charge, ground rent, management, maintenance, finance, tax and any seller fees are unknown. BTL viability therefore requires tenancy and cost verification.

Flip Analysis

The evidence supports a base GDV of £110,000, with a £105,000–£115,000 range. A reliable flip surplus cannot be calculated because refurbishment costs, selling costs, finance costs and potentially additional seller fees are unknown. At the guide plus the known £1,800 fee, the gross value spread over the base cost is only £9,200 before all such costs, indicating limited demonstrated margin.

Investor Risks & Due Diligence

• Property was not inspected by the auctioneers, so condition and required works are unknown.

• Occupancy is only believed to be tenanted; no tenancy agreement or passing rent has been seen.

• The £1,750 pcm figure is an advertised asking rent, not an achieved or confirmed rent.

• Annual service charge, ground rent, review terms and possible increases are unknown.

• The seller may charge additional completion fees under the Special Conditions of Sale.

• EPC, council tax, parking and heating information remain unconfirmed.

• Comparable sales are recorded for the address but do not confirm that they relate to the same flat or identical specification.

• Any lender valuation and refinance amount may differ from the indicative 75% GDV calculation.

Recommendation

Proceed only as a conditional income-led purchase if the tenancy, achievable rent, service charge, ground rent, lease terms and property condition are verified. Do not rely on a flip or BRRR strategy without confirmed costs and valuation evidence.

Strategy Rating

Analysis Confidence

Recent same-road/address sales and one advertised rent provide useful market indicators, but the property was not inspected, the comparable unit identity is not confirmed, and tenancy, lease charges, condition, EPC and additional seller costs are unavailable.