103 Oyster Lane, Byfleet, West Byfleet, Surrey, KT14 7JF

Description

A Mixed Use Detached Building Arranged to Provide a Ground Floor Shop with a Rear Extension and a Three/Four Bedroom House Situated on a Plot of Land Measuring 367 sq m (3,954 sq ft). The Property is Fully Let Producing £26,400 Per Annum.

Accommodation

Ground Floor: Retail Area, Reception Room, Kitchen, Two Rooms. First Floor: Three Bedrooms, Bathroom. Exterior: Rear garden and off street parking for 5+ cars.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Brooklands Community Park are within easy reach. Transport links are provided by Byfleet & New Haw rail station.

Tenure / Property Information

Investment Analysis

The £400,000–£500,000 guide implies a broad market range. Local sold evidence ranges from £430,000 to £657,000, but the comparables are predominantly residential houses and are not directly comparable with this fully let mixed-use detached building. The £26,400 annual income provides useful investment evidence, but tenancy terms, rent allocation between the shop and house, and any lease documentation are not supplied. A reliable GDV or formal market value cannot therefore be established.

Investment Snapshot

Strategy Recommendation

Consider as an income-led hold only after verifying the commercial and residential tenancy agreements, rent schedule, legal pack, condition and lender acceptability. Do not rely on the residential comparables alone for bidding.

Works Required

No specific refurbishment works are evidenced. Allow for inspection, compliance checks and any repairs identified in the legal pack or survey, but no works allowance can be quantified from the supplied information.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed reliably because no GDV, refurbishment budget, lending terms or refinance valuation evidence is available. The existing income may support a hold strategy, but the mixed-use composition and incomplete tenancy information require legal and lender review.

Buy-to-Let Analysis

The property is fully let at £26,400 per annum, equivalent to £2,200 per month. Against the £400,000–£500,000 guide, the gross yield is approximately 6.60% to 5.28%; using the £450,000 guide midpoint it is approximately 5.87%. Net yield cannot be calculated because operating costs, tenancy details, rent split and other purchaser costs are unavailable.

Flip Analysis

A flip surplus cannot be established. The supplied residential comparables are not sufficiently specific for a mixed-use GDV, and no refurbishment budget, selling allowance or complete transaction cost schedule is provided.

Investor Risks & Due Diligence

• Mixed-use valuation uncertainty because the available sold comparables are mainly residential properties.

• Tenancy agreements, rent allocation, lease terms and occupational liabilities are not supplied.

• The property is fully let, but no evidence confirms whether the £26,400 income is passing rent, contractual rent or subject to arrears.

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

• No condition or refurbishment information is provided.

• Lender and refinance eligibility may be affected by the mixed-use arrangement and incomplete tenancy information.

Recommendation

Consider as an income-led hold only after verifying the commercial and residential tenancy agreements, rent schedule, legal pack, condition and lender acceptability. Do not rely on the residential comparables alone for bidding.

Strategy Rating

Analysis Confidence

Passing annual income, tenure, occupancy, guide range and local sold evidence are supplied, but there are no tenancy terms, rent split, condition assessment, refurbishment costs, GDV evidence specific to mixed use, or complete fee schedule.