203-205 Rye Lane, Peckham, London

Description

Comprises two ground floor commercial units with development opportunity to the rear. Planning permission for a 2 Bedroom flat at the rear. Total accommodation of approximately 166.1 sq m (1,788 sq ft). VAT is not applicable.

Accommodation

Two ground floor commercial units; total accommodation approximately 166.1 sq m (1,788 sq ft). Planning permission for a two-storey residential maisonette infill at the rear, including a 2 Bedroom flat.

Location

Peckham is a vibrant and densely populated suburb of South East London, located 3.5 miles south-east of Central London. The property is situated on the east side of Rye Lane, close to its junction with Heaton Road, approximately 400m from Peckham Rye Rail Station.

Tenure / Property Information

Investment Analysis

The £625,000+ guide cannot be independently validated from the supplied evidence. The sold comparables are mainly leasehold flats at 243 Rye Lane, with prices ranging from £390,000 to £715,000, and one non-specific leasehold sale at 191 Rye Lane for £48,500; none provides a sufficiently specific commercial, mixed-use or development comparison. No commercial rent, passing income, works budget, development value or seller-fee schedule is supplied. The asset is vacant and leasehold, with £500 annual ground rent doubling every 25 years plus an approximately 10% service charge contribution.

Investment Snapshot

Strategy Recommendation

Proceed only as a development-led commercial acquisition if the planning permission, lease, build costs, end values, commercial-unit value and all auction charges are independently verified. Do not rely on a BTL or flip return until rent and GDV evidence is obtained.

Works Required

Subject to the planning permission and technical due diligence, the opportunity involves developing the rear into the permitted two-storey two-bedroom residential maisonette/infill. The supplied evidence does not identify the construction specification, condition, statutory requirements, professional fees, finance costs or commercial-unit works, so no works allowance can be estimated.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR cannot be underwritten from the supplied evidence. There is no supported completed GDV, refurbishment/development cost, rent, finance cost or refinance valuation. The 250-year lease and planning permission may support a development strategy, but the doubling ground rent, service-charge contribution and vacant status require due diligence.

Buy-to-Let Analysis

A BTL assessment cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The property is vacant, comprises commercial units with a permitted rear residential development, and has ongoing ground rent and service-charge obligations. Commercial and residential rental assumptions should be verified separately.

Flip Analysis

A flip surplus cannot be calculated. The supplied flat comparables are not sufficiently specific to establish the value of the proposed rear maisonette or the commercial units, and no development cost or selling allowance is provided. The guide is £625,000+ before any unsupported additional costs.

Investor Risks & Due Diligence

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

• No supported GDV is available for the proposed rear maisonette or the commercial units.

• Development and refurbishment costs, professional fees and finance costs are unknown.

• The lease has £500 annual ground rent doubling every 25 years.

• An approximately 10% service charge contribution applies, but the monetary amount is not supplied.

• The property is vacant, so there is no current income.

• Seller or third-party additional charges may apply and are not quantified.

• The supplied flat comparables are not sufficiently comparable to the mixed commercial and development opportunity.

Recommendation

Proceed only as a development-led commercial acquisition if the planning permission, lease, build costs, end values, commercial-unit value and all auction charges are independently verified. Do not rely on a BTL or flip return until rent and GDV evidence is obtained.

Strategy Rating

Analysis Confidence

The property description, tenure, vacancy, lease liabilities, accommodation and planning opportunity are supplied, but there is no reliable subject-specific GDV, rent, works budget, commercial comparable evidence or complete fee schedule.