304 Walworth Road, Walworth, London, SE17 2TE

Description

By order of the Fixed Charge Receivers. Freehold four floor end terrace building arranged as two ground floor retail units (one let and one vacant) and three self-contained flats above all sold off on long leases. Investment (with one vacant retail unit).

Accommodation

Front retail unit occupied by Los Toros grill; let at £28,800 per annum; EPC C; gross internal area 60 sq m. Rear retail unit vacant; EPC C; gross internal area 43 sq m. Flats 304a, 304b and 304c sold off on individual 125-year leases. Rent reserved: £28,800 per annum together with rear vacant retail unit.

Location

The property occupies a prominent position on Walworth Road (A215), between its junctions with Sutherland Walk and Carter Place. Public transport links include Kennington Underground station, Elephant & Castle Underground and Mainline station, together with local bus services. Road links include the A215 and A2. Local amenities include East Street Market, Walworth Road retailers, Burgess Park and Red Cross Garden.

Tenure / Property Information

Investment Analysis

The £300,000 guide equates to the known front-retail rent of £28,800 per annum, producing a 9.60% gross yield before considering the vacant rear retail unit, costs, tax and any seller-charged fees. No completed sales, specific rental comparables or valuation evidence were supplied, so market value and GDV cannot be reliably established. The three flats are sold off on long leases and therefore do not provide ordinary freeholder rental income.

Investment Snapshot

Strategy Recommendation

Treat as a cautious commercial income investment only if the existing retail lease, vacant-unit letting prospects, title and special conditions are satisfactory. Do not rely on the flats for freeholder income or assume a value uplift without further evidence.

Works Required

No repair or refurbishment works are specified in the evidence. Confirm the condition, services, statutory compliance and letting requirements of the vacant rear retail unit before bidding. No works allowance has been included.

Rental & Market Context

Potential BRRR Position

A BRRR assessment cannot be completed reliably because no GDV, refurbishment budget or refinance valuation evidence was supplied. The flats are already sold on long leases, limiting the freeholder's direct residential income, while one retail unit remains vacant. The known purchase cost including the £1,800 buyer documentation charge is £301,800 before any unquantified fees or works.

Buy-to-Let Analysis

This is primarily a commercial investment rather than a standard residential BTL. The front retail unit provides supported passing rent of £28,800 per annum, equivalent to £2,400 pcm, and the guide-price gross yield is 9.60%. The rear retail unit is vacant and no sufficiently specific rent evidence was supplied, so the stabilised whole-property yield cannot be established. The calculation excludes operating costs, finance, tax and any additional seller fees.

Flip Analysis

A flip analysis is not supported. No completed sales, market value, GDV, works budget or selling-cost allowance was supplied. The asset is an income-producing freehold with long-leasehold flats and a vacant retail unit rather than a clearly evidenced refurbishment resale opportunity.

Investor Risks & Due Diligence

• One retail unit is vacant and no sufficiently specific rental evidence was supplied for it.

• The three flats are sold off on individual long leases and do not provide ordinary freeholder rental income.

• Additional seller-charged completion fees may apply but are not quantified.

• The lease, title, service, compliance and condition information supplied is incomplete.

• The stated yield is based only on the known front-retail rent and excludes costs, tax, finance and voids.

Recommendation

Treat as a cautious commercial income investment only if the existing retail lease, vacant-unit letting prospects, title and special conditions are satisfactory. Do not rely on the flats for freeholder income or assume a value uplift without further evidence.

Strategy Rating

Analysis Confidence

Passing rent, tenure, occupancy and the buyer documentation fee are supplied, but there are no sales comparables, specific rent evidence for the vacant unit, GDV, refurbishment costs, full fee schedule or refinance valuation.