1 Liverpool Road, Islington, London

Description

Well located vacant freehold former bank and self-contained offices. Comprises a former bank on the ground floor and basement, with self-contained offices on the first and second floors. Prominent position opposite Angel Underground Station and adjacent to Marks & Spencer. Upper parts are accessed from Liverpool Road with potential for future redevelopment, subject to consents. VAT applies; refer to the Special Conditions of Sale.

Accommodation

Total accommodation of approximately 677.65 sqm (7,294 sq ft), comprising a former bank on the ground floor and basement and self-contained offices on the first and second floors.

Location

Situated on the corner of Liverpool Road and Islington High Street, at the southern end of Upper Street and close to Chapel Market. Angel Underground Station is directly opposite, approximately 100 metres from the property. Angel Central Shopping Centre is approximately 50 metres away. Islington is an affluent and densely populated north London Borough located to the north of The City.

Tenure / Property Information

Investment Analysis

The property is a substantial vacant freehold commercial asset of approximately 7,294 sq ft in a prominent position opposite Angel Underground Station. The evidence provides no completed comparable sales, commercial rental evidence, passing income, yield evidence or auctioneer valuation. The £2.75M+ guide is the only supplied price indication and cannot be treated as market value. VAT and potentially additional seller or third-party charges apply, but their amounts are unknown. Future redevelopment of the upper parts is only described as potential and is subject to consents.

Investment Snapshot

Strategy Recommendation

Do not proceed on the supplied evidence alone. Obtain commercial valuation, rental and yield evidence, a measured inspection, VAT and Special Conditions review, and planning advice before considering a bid.

Works Required

No specific refurbishment scope or defects are evidenced. Any works, adaptation or redevelopment would require detailed inspection and, for the stated upper-parts potential, the necessary consents. Allow for investigation of the former bank, basement and office accommodation before bidding.

Rental & Market Context

Potential BRRR Position

A BRRR analysis cannot be quantified because there is no supported commercial rent, refurbishment budget, GDV, valuation or refinance basis. The property is vacant, and any future redevelopment is subject to consents. VAT and unknown additional charges would also need to be incorporated before assessing total cost and refinance viability.

Buy-to-Let Analysis

A BTL assessment cannot be established from the evidence. The supplied rental listings are for one-bedroom residential flats and are not applicable evidence for this 7,294 sq ft commercial property. No commercial rent, passing income, operating costs or yield evidence is provided.

Flip Analysis

A flip analysis cannot be quantified because there are no sold comparables, supported GDV, works allowance or selling-cost allowance. The guide of £2.75M+ alone does not establish resale value, while the vacant commercial use and consent-dependent redevelopment potential create material execution risk.

Investor Risks & Due Diligence

• Vacant property with no supported passing income.

• VAT applies, but the amount and recoverability are not supplied.

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

• No commercial rental or completed-sales evidence is provided.

• Upper-parts redevelopment is only potential and is subject to consents.

• Former bank, basement and office condition and adaptation costs are not evidenced.

• The guide is £2.75M+ rather than a fixed purchase price.

Recommendation

Do not proceed on the supplied evidence alone. Obtain commercial valuation, rental and yield evidence, a measured inspection, VAT and Special Conditions review, and planning advice before considering a bid.

Strategy Rating

Analysis Confidence

The evidence confirms the location, freehold tenure, vacant commercial accommodation and guide price, but lacks commercial comparables, rent, valuation, condition, works costs, fees and VAT amount.