Hayes Twenty Garages at Attlee Road, Hayes, Greater London, UB4 9JB

Description

Investment - Freehold Parcel of 20 Lock Up Garages. By Order of Hillingdon Council.

Accommodation

20 lock-up garages; 14 garages subject to weekly tenancies and 6 garages vacant. Site area approximately 0.074 hectares / 0.183 acres.

Location

Located on the south side of Attlee Road, accessed via a roadway to the right-hand side of number 13. Shops and amenities are available to the south east along Yeading Lane. Northolt Underground Station is approximately 2.2 miles north; Hayes and Harlington is approximately 2.6 miles south. The A40 is situated to the north, offering access to Central London, the M40 and the M25 motorway. Belmore Playing Field is nearby. Heathrow Airport is approximately 7 miles south.

Tenure / Property Information

Investment Analysis

The £185,000+ guide is the only subject-property pricing evidence. The supplied Land Registry comparables are residential houses on Attlee Road and are not suitable evidence for valuing a parcel of lock-up garages. No garage sales, rental schedule, passing rents, condition report, planning evidence or formal valuation is supplied, so GDV and investment value cannot be reliably estimated.

Investment Snapshot

Strategy Recommendation

Treat as an income-led garage investment only if the legal pack confirms the 14 tenancies, rents and rights, and due diligence supports the guide price. Do not rely on the residential comparables or bid without verified income, condition, title and cost information.

Works Required

No specific defects or required works are evidenced. Confirm the condition of all 20 garages, access roadway, roofs, doors, locks, services, drainage and site boundaries before budgeting any works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A refinance assessment cannot be completed because there is no supported GDV, income evidence or works budget. The freehold ownership and 20-unit format may support an investment case, but lender treatment, valuation and rental coverage require confirmation.

Buy-to-Let Analysis

Income performance cannot be established because the weekly rents for the 14 tenanted garages are not supplied. Six garages are stated to be vacant, and the supplied £3,000 pcm rental listing is not identified as relating to this garage parcel and cannot be applied. Obtain the tenancy schedule, rents, arrears, tenancy terms and operating costs before bidding.

Flip Analysis

A resale surplus cannot be calculated. The supplied comparable sales are houses rather than garages, and no supported garage GDV or selling-cost allowance is available. Any resale strategy would require specialist garage-site valuation and confirmation of planning and title matters.

Investor Risks & Due Diligence

• Weekly rents and tenancy terms for 14 garages are not supplied.

• Six garages are stated to be vacant, with no letting evidence provided.

• No condition survey or works budget is available.

• Seller, buyer, administration and other charges are not quantified.

• Residential house comparables do not establish the value of the garage parcel.

• No planning, title, access, service or boundary evidence is supplied.

• The supplied £3,000 pcm rental listing is not identified as relating to this property and cannot be relied upon.

Recommendation

Treat as an income-led garage investment only if the legal pack confirms the 14 tenancies, rents and rights, and due diligence supports the guide price. Do not rely on the residential comparables or bid without verified income, condition, title and cost information.

Strategy Rating

Analysis Confidence

The property description and tenure are clear, but rents, tenancy details, condition, fees, garage-specific comparables, planning information and valuation evidence are missing.