127 Putney Bridge Road, Putney, London, SW15 2PA

Description

A Mixed Use Mid Terrace Building Arranged to Provide a Vacant Ground Floor Office Space, a Vacant Rear Ground Floor Studio Flat and a First and Second Floor Split-Level Flat (Sold off on a Long Lease). ERV for the Office & Studio of £35,000 Which Would Reflect a Gross Initial Yield of 12.07%.

Accommodation

Ground Floor Office: Office Space, Meeting Room, Kitchen, WC. Ground Floor Rear Flat: Studio Room, Kitchen, Bathroom. First and Second Floor: Flat (Not Inspected). The ground floor flat benefits from a rear garden.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Wandsworth Park are within easy reach. Transport links are provided by East Putney underground station (District line) and Wandsworth Town rail station.

Tenure / Property Information

Investment Analysis

The auctioneer states £35,000 ERV for the office and studio, reflecting a 12.07% gross initial yield and implying approximately £290,000. This is not a formal valuation and excludes income from the long-lease upper flat. Sold comparables are materially different terraced/freehold properties and do not support a reliable whole-property GDV.

Investment Snapshot

Strategy Recommendation

Proceed only as a cautious income-led mixed-use purchase if the legal pack, survey and letting evidence confirm the stated ERV and no material disbursements or defects arise.

Works Required

No specific defects or refurbishment requirements are evidenced. Allow for inspection, compliance checks and preparation of the vacant office and studio for letting, subject to the legal pack and survey.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A refinance assessment cannot be established because there is no supported whole-property GDV, refurbishment budget, finance cost or confirmed rental evidence. The upper flat has approximately 89 years unexpired on its long lease.

Buy-to-Let Analysis

The stated £35,000 annual ERV for the office and studio implies approximately £2,917 pcm and a 12.07% gross yield against the £290,000 guide. This is an auctioneer estimate, not achieved rent, and excludes the upper flat because it is sold on a long lease.

Flip Analysis

A flip surplus cannot be calculated. The supplied comparables are not sufficiently comparable and no supported resale GDV, works budget or selling allowance is available.

Investor Risks & Due Diligence

• £35,000 is an auctioneer ERV rather than passing or achieved rent.

• The first and second floor flat is sold off on a long lease and was not inspected.

• Approximately 89 years remain on the upper flat lease.

• The office and studio are vacant, creating letting and void risk.

• Buyer disbursements are not quantified and must be checked in the legal pack.

• Condition, EPC, council tax, heating and parking information are not supplied.

Recommendation

Proceed only as a cautious income-led mixed-use purchase if the legal pack, survey and letting evidence confirm the stated ERV and no material disbursements or defects arise.

Strategy Rating

Analysis Confidence

The guide, tenure, occupancy, lease structure and auctioneer ERV are provided, but there is no external rental evidence, whole-property valuation, condition survey, refurbishment budget, EPC, finance information or confirmed purchaser disbursement schedule.