Description
Key Takeaways:
• Freehold HMO & houses: 36 self-contained flats (C4) + 2 adjoining houses, total 14,894 sq ft.
• Total rental income £600,200 pa; HMO gross yield 9.36% vs W3 benchmark 4.6%.
Asking: £5.5 m (HMO only) or £7.5 m (combined) + fees.
Price per sq ft £454 (HMO) vs market £747/sq ft.
• Article 4 area—planning permission required for new HMOs .
• Held in single SPV; quick sale via EOI; sourcer’s fee 2%.
Description
Acton HMO investment at Creswick Road and Pierrepoint Road. Offers a rare freehold acquisition in London Zone 2. Comprising 36 self-contained flats (C4 use) and two adjoining houses under one SPV, the asset delivers 14,894 sq ft of well-configured accommodation. Moreover, it generates a total income of £600,200 pa, reflecting a HMO gross yield of 9.36%—more than double the W3 average of 4.6%.
Transport links
Furthermore, both roads lie within walking distance of Acton Main Line (Elizabeth Line), Acton Central Overground, and key bus routes 95, 266, 440, and 487, ensuring high occupancy and low voids. Consequently, tenant demand remains robust among professionals, students, and healthcare workers seeking cost-effective, well-located accommodation. Meanwhile, self-contained units simplify management and reduce operating complexity.
Investment
Investors can acquire the HMO only at £5.5 m or secure the combined property for £7.5 m plus fees. Importantly, the site falls within an Article 4 area, which restricts further HMO supply and requires planning permission for any new conversions.
Furthermore, both roads lie within walking distance of Acton Main Line (Elizabeth Line), Acton Central Overground, and key bus routes 95, 266, 440, and 487, ensuring high occupancy and low voids. Consequently, tenant demand remains robust among professionals, students, and healthcare workers seeking cost-effective, well-located accommodation. Meanwhile, self-contained units simplify management and reduce operating complexity.
From a financial standpoint, the HMO alone yields 9.36% gross and 5.85% net of standard operating costs. The combined holding yields 8.00% gross and 5.14% net. At £454 per sq ft (HMO) and £504 per sq ft combined, pricing sits at a significant discount to the £747 market benchmark. Under a 30% deposit scenario, leveraged ROI measures 2.31% (HMO) and –0.05% (combined), with DSCRs of 1.13× and 1.00× respectively. Therefore, a cash purchase maximizes risk-adjusted returns.
Income & Investment Metrics
| Metric | HMO Only | Combined |
|---|---|---|
| Asking Price | £5,500,000 | £7,500,000 |
| Annual Rental Income | £515,000 | £600,200 |
| Gross Yield | 9.36% | 8.00% |
| Net Yield | 5.85% | 5.14% |
| Price per Sq Ft | £454 | £504 |
| Cash ROI | 5.85% | 5.14% |
| Leveraged ROI (30% deposit) | 2.31% | –0.05% |
| DSCR | 1.13× | 1.00× |
| Deposit Required (30%) | £1,650,000 | £2,250,000 |
Figure: Yield & ROI Comparison for Peacehaven HMO vs Market Benchmarks
Planning
In addition, this opportunity benefits from planning protection via the Article 4 direction, which underpins rental stability. Prospective buyers should review the measured survey and scheme plans, verify licensing with Ealing Council [[Ealing Planning]], and conduct site appraisals. Ultimately, Peacehaven HMO investment combines immediate high income, planning-backed scarcity, and a streamlined SPV exit.
Next steps
Register an EOI to access the legal pack. Including, (tenancy schedules, SPV structure, income analysis) and arrange a viewing.
Internal Link: Acton Area Guide
External Link: Ealing Council Planning
Listing Updated: 02 August 2025, 13:30
