186/186A High Road, London

Description

The property is arranged over ground and two upper floors to provide a ground floor shop with self-contained residential accommodation above. It is well located in Willesden, North West London, and provides asset management opportunities. The investment is let at £15,000 p.a. plus vacant residential accommodation.

Accommodation

Ground Floor - 1,522 sq ft; First Floor - 330 sq ft; Second Floor - 292 sq ft; Total - 2,144 sq ft.

Location

The property occupies a prominent position on High Road in Willesden, North West London, within an established retail and residential area. The immediate vicinity comprises a varied mix of local retailers, services and residential accommodation. Willesden Green Underground Station provides Jubilee line services; Neasden Underground Station is also accessible. Willesden Junction provides rail and London Overground connections. High Road is well served by local bus services, including routes 52, 98 and 302.

Tenure / Property Information

Investment Analysis

The £350,000 guide equates to approximately £163 per sq ft on the stated 2,144 sq ft area, but this is not a valuation. The available sold evidence is highly inconsistent: 186A High Road is shown at £615,000 in 2016, £637,019 in 2019 and £2,580,000 in 2026, with limited detail on the interests sold. No reliable GDV range can therefore be established from the supplied evidence. The property has £15,000 per annum passing commercial rent, while the residential accommodation is vacant and has no supported rental evidence.

Investment Snapshot

Strategy Recommendation

Treat as a cautious income-led mixed-use acquisition only if legal, lease, condition and residential letting evidence supports the guide price. Do not rely on a residential uplift or refinancing strategy without verified GDV and costs.

Works Required

No specific defects or refurbishment requirements are evidenced. Allow only for inspection, legal/lease review and any works required to prepare the vacant residential accommodation for letting; costs cannot be estimated 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 reliably completed because GDV, residential rent, refurbishment costs, buyer fees and finance costs are unsupported. The vacant residential accommodation may offer asset-management potential, but the evidence does not quantify the resulting value or income uplift.

Buy-to-Let Analysis

The known commercial income is £15,000 per annum, equivalent to £1,250 per month, producing a 4.29% gross yield against the £350,000 guide before buyer fees and other costs. No supported rent is available for the vacant residential accommodation, so the full-property BTL yield cannot be established. The commercial lease expires in September 2027, creating near-term lease and re-letting uncertainty.

Flip Analysis

A flip appraisal is not supportable. The comparable evidence for 186A High Road is materially inconsistent, no refurbishment budget is supplied, and no selling-cost allowance is evidenced. The vacant residential accommodation and occupied commercial unit would also require clear legal, lease and condition due diligence before any resale assumption.

Investor Risks & Due Diligence

• The residential accommodation is vacant and no supported residential rental evidence is provided.

• The commercial lease expires in September 2027, creating renewal, vacancy and re-letting risk.

• The buyer fee is unspecified and additional seller or third-party charges and VAT may apply.

• The sold comparable evidence for 186A High Road is materially inconsistent, ranging from £615,000 to £2,580,000.

• No condition survey or refurbishment cost evidence is supplied.

• The full-property yield and refinance potential cannot be established without residential rent and GDV evidence.

Recommendation

Treat as a cautious income-led mixed-use acquisition only if legal, lease, condition and residential letting evidence supports the guide price. Do not rely on a residential uplift or refinancing strategy without verified GDV and costs.

Strategy Rating

Analysis Confidence

The tenure, accommodation, occupancy and passing commercial rent are supplied, but residential rent, condition, refurbishment costs, buyer fees, EPC and other property details are absent. Sold comparables are materially inconsistent and do not provide a dependable GDV.