25/25a, Northwood Road, Portsmouth, Hampshire, PO2 9QT

Description

Substantial detached mixed-use commercial/residential property. Ground floor commercial space, first-floor one-bedroom flat and two-bedroom flat, plus one-bedroom cottage to the side. Full planning permission for ground floor offices and three one-bedroom upper-floor flats.

Accommodation

25 – Ground Floor: Entrance Hallway with Stairs to First Floor, Inner Hallway, Reception Room One, Conservatory, Reception Room Two, Kitchen, WC x 3. First Floor: Landing, Bedroom One, Bedroom Two, Lounge, Kitchen, Bathroom. 25a – Ground Floor: Kitchen, Lounge with Stairs to First Floor. First Floor: Bedroom, Shower Room. Outside: Forecourt garden to front and courtyard gardens to rear and side elevations.

Location

Situated in the popular Hilsea area of Portsmouth, with supermarkets, convenience stores, cafés and local shopping facilities nearby. Hilsea railway station provides connections to Portsmouth, Southampton and London, with road links via the A27 and M27.

Tenure / Property Information

Investment Analysis

The £450,000 guide is the only supplied pricing evidence and is not a formal valuation. No completed sales, residential rental evidence, commercial rent for this property, GDV assessment or refurbishment budget has been provided. The property is described as mixed-use, comprising ground-floor commercial accommodation, residential flats and a cottage, while full planning permission is stated for ground-floor offices and three one-bedroom upper-floor flats. The existing and consented layouts should be legally and physically verified before bidding.

Investment Snapshot

Strategy Recommendation

Do not bid on an income or flip basis until planning documents, title, layout, condition, occupancy, parking, heating, seller charges and achievable rents have been verified. Treat the property as a due-diligence-led mixed-use opportunity rather than a currently underwritten project.

Works Required

No specific defects or required works are evidenced, so no refurbishment allowance can be estimated. Obtain a full survey, confirm the planning permission and assess any works required to implement the consented office and residential layout. Buyer-responsible planning application costs and any applicable seller charges must also be confirmed.

Rental & Market Context

Potential BRRR Position

BRRR cannot be underwritten without a supported GDV, refurbishment budget, achievable rent and finance-cost assumptions. The stated full planning permission may provide options for reconfiguration, but the relationship between the existing accommodation and the consented scheme requires verification. The £1,800 inclusive-of-VAT contract documentation fee is known, but total acquisition costs remain incomplete.

Buy-to-Let Analysis

A BTL assessment cannot be completed because no property-specific residential rents or commercial rent are supplied. The £1,000 pcm Zoopla listing is an advertised asking rent for a different property in Southsea and is not a reliable rent for this asset. Current occupancy and lease information are also blank.

Flip Analysis

A flip analysis cannot be quantified because there are no completed comparables, supported GDV, works budget or selling-cost allowance. The mixed-use configuration and stated planning permission could affect marketability and exit value, but no value should be inferred from the guide price alone.

Investor Risks & Due Diligence

• No supported GDV or completed comparable evidence is supplied.

• No property-specific residential or commercial rent evidence is supplied.

• Existing accommodation and the consented scheme appear different and require planning and title verification.

• Property condition, heating and parking information are not supplied.

• Occupancy and lease fields are blank, so income and vacant-possession assumptions are unverified.

• The seller may charge additional completion fees, and associated planning application costs are payable by the buyer where applicable.

• A £1,800 inclusive-of-VAT contract documentation fee is payable to the auctioneer.

Recommendation

Do not bid on an income or flip basis until planning documents, title, layout, condition, occupancy, parking, heating, seller charges and achievable rents have been verified. Treat the property as a due-diligence-led mixed-use opportunity rather than a currently underwritten project.

Strategy Rating

Analysis Confidence

The evidence confirms the guide price, tenure, broad accommodation, planning position and one known buyer charge, but provides no comparables, property-specific rents, occupancy details, condition assessment, works budget, GDV or complete fee schedule.