1 Bruce Grove, Tottenham, London N17 6RA

Description

Grade II listed freehold mixed commercial/residential investment comprising a vacant ground-floor commercial unit and six studio flats. Residential income is stated around £40,000 pa with potential around £72,000 pa; commercial ERV approximately £30,000 pa.

Location

1 Bruce Grove, Tottenham, London N17 6RA. The full postcode N17 6RA has been used for mapping. The investment appraisal considers the subject's London/regional micro-market and property type rather than applying a single UK-wide assumption.

Investment Analysis

Investment Snapshot

Works Required

• Building/structural survey and services testing

• Fire, accessibility and statutory compliance

• Roof/external fabric and common-parts repairs where required

• Commercial fit-out / residential works specific to the intended use

• Planning, licensing or change-of-use professional fees where relevant

HB working works allowance: £32,000–£96,000. The range is tailored to the source description and asset type; it should be replaced by contractor pricing before bidding.

Rental & Market Context

The auctioneer/source states current income of £40,000 p.a. This equates to approximately 5.0% gross on the published guide. The passing income and occupational lease terms should drive valuation rather than a residential AST assumption.

Sold within 5m radius

Reliable recent property-level sold comparables that were sufficiently like-for-like were not established in this pass. No addresses or prices have been invented. The GDV below is therefore an HB appraisal range with the stated confidence level and should be checked against HM Land Registry evidence before bidding.

GDV Assessment

HB indicative end value is £920,000–£1,160,000. The range reflects the subject property's tenure, condition, location, guide level and intended mixed-use investment strategy. Confidence is medium; use the lower figure for bid sensitivity rather than treating the upper figure as guaranteed.

Strategy Recommendation

Preferred strategy: Mixed-Use Investment. The working purchase range is £800,000–£864,000. The key decision is whether the verified legal/physical position supports the works allowance of £32,000–£96,000 and the stated income/end-value case.

Potential BRRR Position

Standard residential BRRR is not the primary valuation method. Commercial/mixed assets should be refinanced from sustainable rent, covenant strength, lease length, use class and specialist lender valuation.

Flip Analysis

Illustrative scenario: purchase £832,000, works £64,000 and approximately £87,360 for acquisition, finance/holding and selling costs. Total working cost is about £983,360 against a mid-point end value of £1,040,000, giving an indicative pre-tax margin of £56,640 (5.4% of GDV). On these assumptions the flip is marginal/weak and should be rejected if survey findings or bid competition erode the margin.

Commercial / Mixed-Use Analysis

Review passing rent/ERV, lease length, repair obligations, tenant covenant, VAT, business rates, service-charge structure, vacant possession and lender criteria. For mixed-use assets, separately appraise residential and commercial components before combining the investment value.

Investor Risks & Due Diligence

• Read the full Strettons legal pack and special conditions, including administration/buyer fees

• Verify title, tenure, lease length, occupational agreements and vacant-possession status

• Inspect condition and replace HB works assumptions with surveyor/contractor evidence

• Confirm finance and insurance availability for the exact asset type

• Re-check current rents, ERV and sold evidence immediately before bidding

• Listed-building status may materially increase repair cost and restrict alterations

Maximum Bid Analysis

Guide £800,000+. HB considers the deal strongest around £800,000–£800,000. Above approximately £800,000, the conservative end-value/refinance margin starts to weaken materially. This is an investment sensitivity indicator, not a valuation or instruction to bid.

Recommendation

Overall HB view: Mixed-Use Investment. Risk: High; analysis confidence: Medium. The principal sensitivity is end value, rent and works cost. Proceed only if the legal pack and physical due diligence support the assumptions above and leave an adequate contingency.

Strategy Rating

Buy-to-Let/Income: ★★★★☆ | BRRR/Repositioning: ★★★☆☆ | Flip: ★★★☆☆

Research Sources

https://www.strettons.co.uk/auction-commercial-property-for-sale/commercial-mixed-use-for-sale-in-1-bruce-grove-tottenham-london-haringey-n17-6ra-6a7f2d71cf4bc9ebb1c9e868/ | https://www.strettons.co.uk/auctions/current-catalogue/ | https://ggfx-strettons.s3.eu-west-2.amazonaws.com/i/STRETTONS_100926_v3_a0b7eba637.pdf