London Garages at Rosemont Court, Rosemont Road, Acton, London, W3 9LS

Description

Ten lock-up garages at Rosemont Court. Two garages are currently let, specifically Garages 6 and 7, and eight garages are vacant. The property offers possible potential for residential development, subject to obtaining all necessary consents. Total GIA approximately 290 sq m (3,122 sq ft).

Accommodation

Ten lock-up garages; total GIA approximately 290 sq m (3,122 sq ft).

Location

Situated on the west side of Rosemont Road, close to its junction with Horn Lane. Acton Central station is 0.6 miles to the south east, Acton Main Line Station is 0.6 miles to the north east and Ealing Common station is 0.8 miles to the south west. Extensive shops and amenities are nearby, with Uxbridge Road and Churchfield Road within reach. The A406 (North Circular) is easily accessible, providing a connection to the M11 and M4 motorways. Acton Park, Springfield Gardens and Ealing Common are easily accessible.

Tenure / Property Information

Investment Analysis

The £335,000, £182,500, £355,000, £327,500 and £330,000 Land Registry sales are flats/maisonettes at Rosemont Court and are not directly comparable to ten lock-up garages. The guide is £150,000+, but the evidence does not support a market value, residential development GDV or garage investment value. Development is only described as possible and remains subject to all necessary consents.

Investment Snapshot

Strategy Recommendation

Treat as a speculative leasehold garage/development opportunity only. Obtain the legal pack, confirm the two lettings and vacant-possession position, investigate planning and lease restrictions, and obtain independent garage and development valuations before bidding.

Works Required

No specific defects or refurbishment requirements are evidenced. Any works associated with residential conversion or redevelopment would depend on planning, building control, lease and other necessary consents, none of which are supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR analysis cannot be supported because there is no evidence-based GDV, garage rent, refurbishment budget or development consent. The flat comparables do not establish the value of a converted or redeveloped scheme.

Buy-to-Let Analysis

A BTL yield cannot be established. The only rental evidence is a £2,750 pcm advertised asking rent for flats, which is not applicable evidence for garages. Two garages are stated to be let, but no passing rents, tenancy terms or lease details are supplied. The stated vacant-possession position should be verified against the two reported lettings.

Flip Analysis

A flip surplus cannot be calculated. The supplied comparable sales are flats/maisonettes rather than garages or an approved development, and no residential scheme, GDV, works budget, selling allowance or consents are evidenced.

Investor Risks & Due Diligence

• Residential development is only described as possible and is subject to obtaining all necessary consents.

• The supplied sold comparables are flats/maisonettes and may not represent garage or development value.

• Two garages are stated to be let despite the stated vacant-possession wording; tenancy and possession details require verification.

• No passing rents or garage rental comparables are supplied, so income and yield cannot be assessed.

• Additional seller or third-party charges may apply and are not quantified.

Recommendation

Treat as a speculative leasehold garage/development opportunity only. Obtain the legal pack, confirm the two lettings and vacant-possession position, investigate planning and lease restrictions, and obtain independent garage and development valuations before bidding.

Strategy Rating

Analysis Confidence

Evidence confirms the garage accommodation, lease term, guide price and location, but provides no garage rents, comparable garage sales, condition assessment, planning position, development scheme, fees or verified tenancy information.