176 Archway Road, Highgate, London

Description

Investment - Freehold Mid Terrace Building. Arranged to provide a ground floor commercial premises, together with five self-contained flats (one 1 bedroom flat and four studio flats). The total GIA of the property is approximately 212 sq m (2,282 sq ft).

Accommodation

Ground floor commercial premises, one 1 bedroom flat and four studio flats; total GIA approximately 212 sq m (2,282 sq ft).

Location

The property is situated on the east side of Archway Road (A1), close to its junction with Langdon Park Road. Local shops and amenities are available in Highgate and Archway. Northern line underground services are available from nearby Highgate station. The open spaces of Waterloo Park and Highgate Wood are close by. Whittington Hospital is just to the south.

Tenure / Property Information

Investment Analysis

The £1.05m+ guide is the only current pricing evidence. The £1.025m sale of 170 Archway Road in February 2022 is nearby but lacks sufficient comparable detail, while the £170,000 2001 sale of 174A is not a reliable valuation basis. No supported GDV or market value can therefore be established.

Investment Snapshot

Strategy Recommendation

Do not commit at the guide based on the supplied evidence. Proceed only after verifying rents, lease and tenancy terms, condition, compliance, title, all auction charges and a specialist mixed-use valuation.

Works Required

No specific repair or refurbishment works are evidenced. Obtain a full survey and verify the condition, compliance and repair obligations for the commercial premises and five flats before budgeting works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed because GDV, rental income, refurbishment costs, fees and finance assumptions are unsupported. The mixed-use configuration may also affect refinancing and lender eligibility; obtain specialist lending advice and full tenancy and lease documentation.

Buy-to-Let Analysis

The property includes one commercial unit and five flats, but no passing rents, rent estimates or sufficiently specific rental comparables are supplied. BTL income and gross yield cannot be calculated. Confirm the commercial lease, each assured periodic tenancy, rent schedule, arrears, deposits and occupancy.

Flip Analysis

A flip appraisal cannot be completed without a supported GDV, condition-based works budget, selling allowance and transaction costs. The nearby 2022 sale alone is insufficient to establish resale value for this mixed-use building.

Investor Risks & Due Diligence

• No passing rent, auctioneer rent estimate or specific rental comparables are supplied.

• Commercial lease terms and tenant obligations are not provided.

• The five flat tenancy terms, rents, arrears and occupancy status are not provided.

• No condition, compliance or refurbishment evidence is supplied.

• Buyer, administration and other seller or third-party charges are unspecified.

• The available sales evidence is limited, historic or insufficiently comparable.

• Mixed-use refinancing and valuation may be more complex than standard residential lending.

Recommendation

Do not commit at the guide based on the supplied evidence. Proceed only after verifying rents, lease and tenancy terms, condition, compliance, title, all auction charges and a specialist mixed-use valuation.

Strategy Rating

Analysis Confidence

The evidence confirms the mixed-use accommodation and freehold tenure, but omits rents, occupancy, condition, EPC, lease details, tenancy details, fees and sufficiently comparable current sales.