306 High Street, Sutton, Greater London, SM1 1PQ

Description

Comprising one commercial unit and two self-contained flats. Total GIA of the commercial unit and flat is approximately 170 sq m (1,830 sq ft).

Accommodation

One commercial unit and two self-contained flats, including one 1-bedroom flat.

Location

The property is situated on the east side of High Street, close to its junction with Burnell Road. A variety of local shops and amenities is available along High Street and within Sutton town centre. Sutton station, served by Southwestern Railway and Thameslink, is approximately 0.7 miles away, with direct services running to London Victoria and Blackfriars. The M3, M23 and M25 motorways are easily accessible. The open spaces of Cheam Park are within walking distance.

Tenure / Property Information

Investment Analysis

The guide is £475,000+. The only supplied comparable is 288A High Street, Sutton, sold freehold for £197,500 in November 2006, which is too historic and insufficient on its own to support a current market value or GDV. The property is mixed-use, with one commercial unit, one 1-bedroom flat on an Assured Periodic Tenancy and one flat sold on a long lease. Current rents, lease terms, and the value of the retained interests are not supplied. The commercial rent is stated to increase to £3,000 pcm from 2 September 2028, but the current rent is unknown.

Investment Snapshot

Strategy Recommendation

Treat as an income-led mixed-use investment only after obtaining the full rent roll, leases, tenancy details, title information and independent valuation. Do not rely on the guide price or the 2028 commercial rent uplift without further due diligence.

Works Required

No condition issues or refurbishment requirements are evidenced. Allow for inspection and verification of the commercial unit and retained flat, but no works budget can be supported from the supplied information.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR analysis is not supportable without a current income schedule, refurbishment cost, current market value, GDV and finance assumptions. The sold-off flat and mixed-use nature may also affect valuation and refinance availability, requiring specialist lender and valuation confirmation.

Buy-to-Let Analysis

A BTL yield cannot be established because the current commercial rent, residential rent and relevant outgoings are not supplied. The commercial rent is scheduled to increase to £3,000 pcm from September 2028, but this does not establish the total current or future property income. The long-lease flat is sold off and should not be treated as part of the retained rental income without further evidence.

Flip Analysis

A flip cannot be underwritten because there is no supported GDV, condition assessment, refurbishment budget, selling-cost allowance or evidence of vacant possession. The commercial lease, Assured Periodic Tenancy and long lease would materially affect resale strategy and value.

Investor Risks & Due Diligence

• Current commercial and residential rents are not supplied, preventing reliable income and yield analysis.

• The commercial lease terms, including expiry, repairing obligations and current rent, are not supplied.

• One flat is sold off on a long lease, so the buyer will not acquire the whole building as a freely lettable residential asset.

• One retained flat is subject to an Assured Periodic Tenancy, with no rent, tenancy terms or possession position supplied.

• The stated commercial rent increase to £3,000 pcm occurs from 2 September 2028 and does not establish current income.

• The only supplied comparable sale dates from November 2006 and is insufficient evidence for a current valuation.

• No condition, EPC, council tax, parking, heating, buyer premium or administration charge information is supplied.

Recommendation

Treat as an income-led mixed-use investment only after obtaining the full rent roll, leases, tenancy details, title information and independent valuation. Do not rely on the guide price or the 2028 commercial rent uplift without further due diligence.

Strategy Rating

Analysis Confidence

The evidence confirms tenure, occupancy structure, approximate accommodation and a future commercial rent increase, but omits current rents, lease terms, condition, operating costs, valuation evidence, GDV, fees and refurbishment requirements.