London Flat 2, 90 Warwick Road, Kensington, London, W14 8PT

Description

Vacant long leasehold first and second floor maisonette. The first floor comprises a reception room, kitchen and separate WC. The second floor comprises two bedrooms and a bathroom. GIA approximately 74.50 sq m (802 sq ft).

Accommodation

First floor: reception room, kitchen and separate WC. Second floor: two bedrooms and bathroom.

Location

Situated on the east side of Warwick Road. The shops and amenities of Earls Court are to the east. Earls Court underground station, serving the District and Piccadilly Lines, is approximately 0.3 miles to the south east. The A4 is to the south, providing links to the M4 motorway. Holland Park is to the north.

Tenure / Property Information

Investment Analysis

No completed sale comparables or formal valuation evidence were supplied, so market value/GDV cannot be reliably estimated. The £205,000+ guide equates to approximately £255 per sq ft based on the stated 802 sq ft GIA, but this is not a market valuation. The three rental listings are advertised asking rents, not achieved rents.

Investment Snapshot

Strategy Recommendation

Do not commit to a bid based on the current evidence. Obtain completed-sale valuation evidence, inspect condition, verify the legal pack and confirm all additional charges before considering a BTL or resale strategy.

Works Required

No specific defects or refurbishment requirements are evidenced. The property should be inspected and the legal pack reviewed before allowing for any works; no works budget is supported by the supplied evidence.

Rental & Market Context

Potential BRRR Position

BRRR cannot be reliably assessed because there is no supported GDV, refurbishment budget, completed-sale evidence, buyer/admin fee detail or finance information. The new 990-year lease at a peppercorn ground rent is favourable in principle, but does not establish value or refinance proceeds.

Buy-to-Let Analysis

The supplied advertised asking rents range from £2,750 to £3,355 pcm, implying approximately 16.1% to 19.6% gross yield against the £205,000 guide before all costs. These are asking rents rather than achieved rents, and no EPC, council tax, service charge, insurance, finance or other operating costs were supplied. A reliable net return cannot therefore be established.

Flip Analysis

A flip surplus cannot be calculated because no evidence-supported GDV, works allowance, selling costs or buyer/admin costs were supplied. The apparent guide-to-rent relationship should not be treated as evidence of resale profit.

Investor Risks & Due Diligence

• No completed sale comparables or formal valuation evidence were supplied.

• Advertised rents are asking rents and may not be achieved.

• Property condition and any required works are not evidenced.

• Buyer, administration and other additional charges are not quantified.

• EPC, council tax, parking, heating and recurring leasehold costs are not supplied.

• The legal pack and any leasehold obligations, rights and restrictions require verification.

Recommendation

Do not commit to a bid based on the current evidence. Obtain completed-sale valuation evidence, inspect condition, verify the legal pack and confirm all additional charges before considering a BTL or resale strategy.

Strategy Rating

Analysis Confidence

The property description, tenure, lease term, guide and advertised rental evidence are supplied, but there are no completed comparables, condition evidence, formal GDV, works costs, operating costs or buyer/admin fee details.