75 Knighton Way Lane Uxbridge, Middlesex, UB9 4EH
This report analyses 75 Knighton Way Lane, Denham, Uxbridge, Middlesex, UB9 4EH, a vacant four bedroom semi-detached freehold house being sold at auction (Auction House London, livestream auction). It includes guide/starting price context, local sales and letting reference points, flip, buy-to-let, and BRRR scenario modelling using evidence available, plus decision-grade max bid caps and a legal pack kill test checklist.
Property quick facts
| Property address | 75 Knighton Way Lane, Denham, Uxbridge, Middlesex, UB9 4EH |
| Type of property | Semi-Detached (Freehold), vacant |
| Rooms | 4 bedrooms |
| Auction date | 4 March 2026 (2:00pm, livestream) |
| Guide / starting bid | £290,000+ (check auction whebsite for any change in starting / guide price) |
| Auction website page link | View on Auction House London |
| EPC rating | G |
Property description
The property is a four bedroom semi-detached house arranged over the ground floor and two upper floors. The accommodation includes a large reception room, kitchen, conservatory and WC on the ground floor, three bedrooms and a bathroom on the first floor, and an additional bedroom on the second floor. Externally, the house has a rear garden and off-street parking. The location is a residential road close to local amenities with open space nearby and transport links via Uxbridge station.
Planning permission and permitted development rules for this property fall under the local authority. Buyers should review the relevant planning guidance on the
local council planning portal
before relying on any extension, change of use, or development assumptions.
Market reference points (evidence available)
| Sales comparisons (last 1 year, within 0.25 mile) | Result |
|---|---|
| 49 Knighton Way Lane, Denham, Uxbridge, UB9 4EQ | Sold £569,000 (July 2025). Zoopla estimate: ~£600,000 today. |
| 4A Willow Avenue, Uxbridge, UB9 4AF | Sold £705,000 (October 2025) |
| 45 Newtown Road, Uxbridge, UB9 4BD | Sold £595,000 (February 2025) |
| Nearby listings for sale (within 0.25 mile) | Ask / status |
|---|---|
| Newtown Road, Denham (3 bed, 2 bath) | Listed £625,000 |
| Newtown Road, Denham (3 bed) | Listed £585,000 (sold STC) |
| Orchard Close, Denham, UB9 (3 bed) | Listed £545,000 (sold STC) |
| Nearby rental references (similar size / rooms) | Rent |
|---|---|
| Orchard Close, New Denham, UB9 (5 bed) | £3,000 pcm (let agreed) |
| Newtown Road, Denham, Uxbridge, UB9 | £2,250 pcm (listed) |
| Newtown Road, Denham, Uxbridge | £2,200 pcm (listed) |
Costs and fees (auction listing)
- Administration charge: £1,800 (including VAT) unless otherwise stated in the addendum.
- Buyers premium and disbursements: check the legal pack and addendum for any buyers premium/disbursements payable on completion.
- Buyers should check the auction pack for any other cost that may be relevant to this property (special conditions, completion cost items, title-specific obligations).
Assumptions used (so the caps are decision-grade)
| Exit timelines (auction) | 6 months, 9 months, 12 months |
| Bridging interest rate | 0.9% per month (interest-only) |
| Bridging leverage | Model assumes 70% loan-to-value on purchase price |
| Refurb stress tests | Minimum £35k, Medium £55k, Maximum £80k |
| Selling costs (flip) | Agent fee allowance + sale legal + EPC allowance |
| Purchase costs (headline) | Higher-rate SDLT modelled, buyer legal allowance, valuation/lender legal allowances, contingency allowance, plus auction admin fee |
GDV scenarios (sale price targets)
These GDV bands are aligned to the sales and listings evidence available. Final GDV depends on finish level, internal condition, plot position, and exact comparability.
| Scenario | GDV | Interpretation |
|---|---|---|
| Scenario A (Min) | £575,000 | Conservative resale outcome |
| Scenario B (Mid) | £620,000 | Mid-band resale outcome |
| Scenario C (Max) | £700,000 | Best-case resale band |
Max bid caps to target net flip profit of £40,000 to £150,000 (after all modelled costs)
Use this as your bidding map. Pick your GDV band (A/B/C), then pick your timeline (6/9/12 months). The table shows the maximum bid that still clears £40k, £100k, and £150k net profit.
| GDV scenario | Timeline | Max bid for £40k | Max bid for £100k | Max bid for £150k |
|---|---|---|---|---|
| A (GDV £575k) | 6 months | £415,090 | £362,403 | £318,498 |
| A (GDV £575k) | 9 months | £408,314 | £356,487 | £313,298 |
| A (GDV £575k) | 12 months | £401,755 | £350,761 | £308,265 |
| B (GDV £620k) | 6 months | £454,013 | £401,326 | £357,420 |
| B (GDV £620k) | 9 months | £446,601 | £394,774 | £351,585 |
| B (GDV £620k) | 12 months | £439,427 | £388,433 | £345,937 |
| C (GDV £700k) | 6 months | £523,209 | £470,522 | £426,616 |
| C (GDV £700k) | 9 months | £514,667 | £462,840 | £419,651 |
| C (GDV £700k) | 12 months | £506,400 | £455,405 | £412,910 |
Three Max bid scenarios (simple)
- Defensive (GDV Min, 9 months): £408,314 max for £40k, £356,487 max for £100k, £313,298 max for £150k.
- Base case (GDV Mid, 9 months): £446,601 max for £40k, £394,774 max for £100k, £351,585 max for £150k.
- Stretch (GDV Max, 9 months): £514,667 max for £40k, £462,840 max for £100k, £419,651 max for £150k.
Three refurb stress tests (GDV Mid, 9 months)
| Refurb band | Max bid for £40k | Max bid for £100k | Max bid for £150k |
|---|---|---|---|
| Minimum (£35k) | £463,877 | £412,050 | £368,861 |
| Medium (£55k) | £446,601 | £394,774 | £351,585 |
| Maximum (£80k) | £425,006 | £373,180 | £329,990 |
Hard stop cap + Absolute walk-away cap
| Hard stop cap | £394,774 (targets £100,000 net flip profit under GDV Mid, Medium refurb, 9-month exit) |
| Absolute walk-away cap | £380,507 (defensive cap aiming to still clear £40,000 net profit under GDV Min, Maximum refurb, 12-month exit) |
Mini auction day checklist (5 items)
- Confirm the final addendum, any buyers premium/disbursements, and special conditions before bidding.
- Confirm funding and timeline: deposit, bridging offer, and drawdown certainty.
- Validate condition risk: do a viewing (or contractor walk-through) with an EPC G mindset (services, damp, roofline, insulation).
- Re-check your exit: realistic resale band (A/B/C) and time-to-sell for Denham/UB9 comparables.
- Hard Stop Rule: do not bid above the Hard stop cap unless you have a verified higher GDV and verified lower costs in the legal pack.
FULL MATRIX: Net flip profit (£) at £290,000 purchase price (plus modelled costs)
This table shows what profit can be made even if it is not up to the £40,000 to £150,000 target band. It uses the three GDV scenarios, three refurb stress tests, and three bridging timelines.
6-month exit
| GDV scenario | Refurb Min (£35k) | Refurb Med (£55k) | Refurb Max (£80k) |
|---|---|---|---|
| A (GDV £575k) | £202,453 | £182,453 | £157,453 |
| B (GDV £620k) | £246,778 | £226,778 | £201,778 |
| C (GDV £700k) | £325,578 | £305,578 | £280,578 |
9-month exit
| GDV scenario | Refurb Min (£35k) | Refurb Med (£55k) | Refurb Max (£80k) |
|---|---|---|---|
| A (GDV £575k) | £196,972 | £176,972 | £151,972 |
| B (GDV £620k) | £241,297 | £221,297 | £196,297 |
| C (GDV £700k) | £320,097 | £300,097 | £275,097 |
12-month exit
| GDV scenario | Refurb Min (£35k) | Refurb Med (£55k) | Refurb Max (£80k) |
|---|---|---|---|
| A (GDV £575k) | £191,491 | £171,491 | £146,491 |
| B (GDV £620k) | £235,816 | £215,816 | £190,816 |
| C (GDV £700k) | £314,616 | £294,616 | £269,616 |
Deal summary (spreadsheet-style): return sensitivity at different purchase prices and refurb budgets
Assumes GDV Mid (£620k) and a 9-month exit. This helps you decide whether to keep bidding if competition increases.
| Purchase price | Refurb Min (£35k) | Refurb Med (£55k) | Refurb Max (£80k) |
|---|---|---|---|
| £290,000 | £241,297 | £221,297 | £196,297 |
| £330,000 | £194,989 | £174,989 | £149,989 |
| £370,000 | £148,681 | £128,681 | £103,681 |
| £410,000 | £102,373 | £82,373 | £57,373 |
| £450,000 | £56,065 | £36,065 | £11,065 |
Strategy analysis (Flip, Buy-to-let, BRRR)
1) Flip
- At the £290,000+ guide/starting level, the modelled flip margin clears the £40k to £150k target band across the GDV scenarios, even under higher refurb and longer timelines.
- The practical risk is not the headline margin, it is legal pack liability, condition surprises (EPC G), and time risk (bridging overrun and slower resale).
2) Buy-to-let cashflow comparison (with stress test)
Based on the local letting references, a working rent range is £2,200 to £2,250 pcm. The key question is whether the rent supports a refinance sized large enough to recover capital, while still passing lender stress tests and keeping monthly cashflow resilient.
| Refinance value band | Rate stress | Net cashflow (pcm) | Comment |
|---|---|---|---|
| £575k value (A) | 6.5% to 7.5% | -£596 to -£955 | At typical refinance leverage, cashflow is sensitive unless achievable rent is materially higher or leverage is lower. |
| £620k value (B) | 6.5% to 7.5% | -£779 to -£1,166 | Higher valuation uplift increases the loan size and can worsen cashflow if rent does not rise accordingly. |
| £700k value (C) | 6.5% to 7.5% | -£1,104 to -£1,541 | This highlights a common 2026 reality: strong resale GDV does not automatically create strong hold cashflow. |
3) BRRR
- BRRR can work on valuation uplift, but the refinance needs to be calibrated. Pulling out too much capital can turn the hold into negative cashflow at stressed rates.
- If the goal is BRRR, treat the refinance amount (LTV) as a control lever. A smaller refinance may preserve cashflow even if it reduces capital recovery.
Bottom line (flip vs BTL)
- Flip: strongest fit based on the margin profile, assuming clean legal pack and controlled timeline.
- BTL/BRRR: needs careful leverage control or a higher proven rent outcome before it becomes decision-grade as a hold.
Is the property inside the Article 4 areas for the town?
Yes. Denham is recorded as an Article 4 direction area, and buyers should confirm whether this exact address falls within the specific boundary relevant to the intended works or change of use before relying on permitted development assumptions.
Legal pack section
For more information on the Legal pack, view the legal pack section.
Kill test legal pack checklist (fast)
| Document / area | Kill test question | Why it matters |
|---|---|---|
| Addendum + special conditions | Any extra fees, unusual completion obligations, penalties, or accelerated deadlines? | Can wipe out profit via hidden cost and time pressure. |
| Title register + title plan | Any restrictive covenants, rights of way, boundary anomalies, or access/parking constraints? | Can block extensions, affect resale, or create lender issues. |
| Searches (local, drainage, environmental) | Any enforcement history, flood risk, contaminated land flags, or adoption issues? | Creates insurance, resale, and refinance risk. |
| Property info forms | Any disputes, notices, works without consents, or services issues? | Often the root cause of post-completion surprises. |
| Vacant possession | Is vacant possession guaranteed on completion and are utilities safe/available? | Occupier/utility issues cause delays and bridging overrun. |
Risk table (based on evidence available)
| Risk area | What could go wrong | Mitigation |
|---|---|---|
| Fees beyond admin charge | Buyers premium/disbursements or special condition fees reduce net profit. | Check addendum + completion statement requirements before bidding. |
| Condition risk (EPC G) | Higher retrofit or remedial spend than expected, impacting timeline and margin. | Use the maximum refurb stress test and validate with a viewing/contractor input. |
| Time risk | Delays increase bridging interest and reduce net profit. | Prefer 9-month planning with a 12-month fallback built into caps. |
Verdict
Bid if you can secure the lot at or below the Hard stop cap (£394,774) and the legal pack does not introduce meaningful extra fees, restrictions, or title/search red flags.
Caution if bidding above the Hard stop cap but still within your chosen profit target band (£40k to £150k) using the max bid table for your GDV and timeline.
Walk Away if the auction pack adds material buyer premiums/disbursements, unusual special conditions, or anything that threatens time-to-sell or refinance ability.
Bottom Line statement
At the £290,000+ guide/starting level, the flip profile is strong on paper, but the decision should be driven by legal pack clarity, EPC G condition certainty, and timeline discipline. Bid to your caps, then let the deal go if the auction pushes beyond your hard stop.
Decision support only, not legal/financial advice. Buyers should view the property and make sure that they are satisfied structurally before bidding. Always have your solicitor confirm covenants, auction conditions, and any special conditions before bidding.
Investment Financials
Detailed figures supplied by the deal source. Use these figures as a starting point for your own investment analysis.
Acquisition & Project Costs
Projected Outcome
Financial information is supplied by the listing source and may not include all purchase, finance, tax, legal, holding, refurbishment or disposal costs. Investors should independently verify all figures and assumptions before proceeding.
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