3 & 3a Sedlescombe Road North, North Silverhill, St Leonards-on-Sea, TN37 7DA

Description

A freehold mixed-use investment providing approximately 1,324 sq ft of accommodation, arranged as an 807 sq ft commercial unit with a 517 sq ft one-bedroom flat above. Let as a whole at £20,000 per annum until December 2026, the property offers asset management potential through separate letting or disposal of the commercial and residential elements.

Accommodation

Ground-floor commercial unit of approximately 807 sq ft and first-floor one-bedroom flat (3a) of approximately 517 sq ft. Total approximately 1,324 sq ft.

Location

Situated on Sedlescombe Road North, St Leonards-on-Sea, within an established residential and commercial area close to local shops, amenities and transport links, with easy access to Hastings and the A21. St Leonards Warrior Square railway station is approximately 1 mile away, providing regular rail services to London and across the South East.

Tenure / Property Information

Investment Analysis

The £160,000 guide equates to an initial gross yield of 12.5% on the stated £20,000 annual rent. Sold evidence exists on the same road, ranging from £175,000 to £300,000 for different properties, but it is not sufficiently specific to this mixed-use asset to support a GDV estimate. The overriding lease expires on 24 December 2026, shortly after the current analysis date, so continued income and post-expiry value cannot be reliably established from the supplied evidence.

Investment Snapshot

Strategy Recommendation

Proceed only as a carefully priced income and asset-management opportunity, subject to reviewing the lease, tenant position and expiry arrangements. Do not rely on a post-expiry rent, split-value GDV or refinance assumption without further evidence.

Works Required

No specific physical defects or refurbishment requirements are evidenced. Potential asset management would involve addressing the lease expiry and considering separate letting or disposal of the commercial unit and first-floor flat, subject to legal, planning and valuation advice.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR strategy cannot be underwritten reliably because no GDV, post-expiry rent, refinance valuation or refurbishment budget is supported. The lease expiry on 24 December 2026 is the key immediate issue; refinancing would depend on the tenant position, lease renewal or re-letting and the separate value of the two elements.

Buy-to-Let Analysis

The property currently produces stated rent of £20,000 per annum, equivalent to 12.5% gross yield against the £160,000 guide before buyer premium, VAT if applicable, finance, operating costs and tax. This is not a conventional separate-unit BTL assessment because the whole property is occupied under one overriding lease. No reliable post-December-2026 rent or separate residential/commercial rental evidence is supplied.

Flip Analysis

A flip surplus cannot be calculated. Although same-road sold comparables are supplied, they relate to different properties and do not establish a supported GDV for this 1,324 sq ft mixed-use property. Buyer premium, any VAT and selling costs are also not quantified.

Investor Risks & Due Diligence

• The overriding lease expires on 24 December 2026, shortly after the analysis date.

• Future rent and occupancy after lease expiry are not evidenced.

• The property is let as a whole, so separate residential and commercial income cannot be assumed.

• The buyer premium and possible VAT or seller charges are not quantified.

• The supplied sold comparables are different properties and do not establish a reliable GDV.

• The rent is an auctioneer-stated/current lease figure rather than evidence of separate achieved market rents.],

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Recommendation

Proceed only as a carefully priced income and asset-management opportunity, subject to reviewing the lease, tenant position and expiry arrangements. Do not rely on a post-expiry rent, split-value GDV or refinance assumption without further evidence.

Strategy Rating

Analysis Confidence

The guide, current rent, lease terms, accommodation and tenure are supplied, but there is no specific valuation evidence, external rental evidence, buyer fee, refurbishment budget or post-expiry income information.