102-116 Windmill Road, Croydon, Surrey, CR0 2XQ

Description

A Substantial Freehold Detached Office Building Totaling Approx. 968 sq m (10,421 sq ft) GIA with On-Site Parking. Offered with Vacant Possession upon Completion. Potential for Redevelopment or Alternative Uses (Subject to Obtaining all Necessary Consents). The property comprises a substantial commercial building currently operating as serviced offices arranged over ground and first floors, providing extensive office accommodation throughout. Externally, the property benefits from a rear yard and dedicated car parking area.

Accommodation

102–116 Windmill Road: Ground Floor Reception Room, Twenty-Three Office Rooms; First Floor Kitchen, Twenty-Four Office Rooms, WCs. 116 Windmill Road: Ground Floor Twenty One Offices. Total G.I.A Approximately 968 sq m / 10,421 sq ft.

Location

Located on Windmill Road within a mixed commercial and residential area of Croydon. Nearby occupiers include Halfords and Tesco Express. Transport links are provided via the Purley Way (A23) and Addiscombe Road, alongside regular rail services from West Croydon and Selhurst stations, as well as local tram and bus networks.

Tenure / Property Information

Investment Analysis

The £1,550,000+ guide cannot be independently validated from the supplied evidence. The completed sales provided are older nearby transactions from 2016 and 2020, covering terraced, semi-detached and other properties rather than a directly comparable 968 sq m commercial office building. No commercial sales, rental evidence, GDV evidence, condition survey, EPC or planning evidence has been supplied. Accordingly, no supported market value or GDV estimate can be established.

Investment Snapshot

Strategy Recommendation

Do not proceed on the supplied evidence alone. Treat the opportunity as a conditional commercial acquisition requiring legal-pack review, planning and consent investigation, building/condition due diligence, confirmation of vacant possession, and independent commercial valuation before bidding.

Works Required

No specific defects or refurbishment scope are evidenced. The building is currently arranged as serviced offices over ground and first floors, with offices, reception, kitchen, WCs, rear yard and parking. Any redevelopment, alternative use or reconfiguration would be subject to surveys and all necessary consents.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR appraisal cannot be established without a supported purchase value, refurbishment budget, achievable rent or GDV. The guide is £1,550,000+ plus fees, with a known £1,800 administration charge but potentially additional disbursements and special-condition costs. Refinance value and cash left in cannot be calculated.

Buy-to-Let Analysis

BTL appraisal cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate has been supplied. The property is offered with vacant possession upon completion, and the existing occupational agreements are scheduled to end before completion. Commercial letting demand, achievable rent, operating costs and void risk therefore remain unquantified.

Flip Analysis

A flip appraisal cannot be established because no supported resale GDV, works budget or selling-cost allowance is available. The potential for redevelopment or alternative uses is expressly subject to obtaining all necessary consents, so any development-led uplift remains unquantified.

Investor Risks & Due Diligence

• No sufficiently specific rental evidence or passing rent is supplied.

• No direct commercial comparable evidence or supported GDV is supplied.

• Redevelopment or alternative uses require all necessary consents.

• Condition, EPC, heating and building-services information is not supplied.

• Additional disbursements, seller costs, legal fees, search fees or transfer fees may be payable under the legal pack and special conditions.

• Vacant possession is scheduled for completion, but the timing and effectiveness of occupier departures require legal verification.

• The freehold is held across two titles, requiring title and legal-pack review.

Recommendation

Do not proceed on the supplied evidence alone. Treat the opportunity as a conditional commercial acquisition requiring legal-pack review, planning and consent investigation, building/condition due diligence, confirmation of vacant possession, and independent commercial valuation before bidding.

Strategy Rating

Analysis Confidence

The evidence confirms size, use, freehold tenure, parking and intended vacant possession, but provides no direct commercial comparables, rent, GDV, condition, EPC, planning position, refurbishment budget or complete buyer-cost schedule.