382 Brigstock Road, Thornton Heath, CR7 6JA

Description

A freehold mid-terrace mixed-use investment comprising a ground-floor commercial unit with a self-contained one-bedroom flat above, extending to approximately 1,702 sq ft in total. The flat is accessed via the rear of the property. The property forms part of a busy shopping parade with nearby occupiers including KFC, Greggs and William Hill, as well as a wide range of local and independent retailers.

Accommodation

Ground-floor commercial unit and self-contained one-bedroom flat at first floor; total area approximately 1,702 sq ft.

Location

Situated on Brigstock Road in Thornton Heath, within the London Borough of Croydon, in an established mixed residential and commercial area. Thornton Heath town centre, shops, cafés and local amenities are within easy reach. Thornton Heath Railway Station is approximately 0.6 miles away, and local bus services operate along Brigstock Road and the surrounding area.

Tenure / Property Information

Investment Analysis

The £325,000 guide implies an attractive headline gross income yield based on the stated passing rents, but no formal market value evidence is supplied. The only comparable is a 1998 sale of a different terraced property at £68,000 and is not sufficiently relevant for valuation. GDV and scenario values cannot therefore be established. Auction buyer fees, VAT and any seller charges are also unspecified.

Investment Snapshot

Strategy Recommendation

Consider as an income-led hold only if legal due diligence confirms the commercial lease, residential tenancy, tenant covenants and all auction charges. Do not underwrite a BRRR or flip exit without independent valuation and cost evidence.

Works Required

No refurbishment works are evidenced. The property is occupied by commercial and residential tenants, so any works would need to account for the existing lettings and lease arrangements.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed reliably because no GDV, refurbishment budget, lending terms or quantified acquisition costs are supplied. The existing rent provides income support, but the refinance amount cannot be calculated without an evidence-supported GDV.

Buy-to-Let Analysis

The stated passing income is £16,500 per annum from the hairdressers and £14,400 per annum from the first-floor flat, totalling £30,900 per annum or £2,575 pcm. Against the £325,000 guide, this produces a headline gross yield of approximately 9.51%. This excludes auction fees, VAT, seller charges, operating costs, voids, maintenance and finance. No external rental comparables were identified, so market-rent validation is limited. The commercial lease is FR&I from January 2025 to 2030 and the flat is occupied under an Assured Periodic Tenancy from October 2026.

Flip Analysis

A flip case cannot be established because no refurbishment requirement, GDV or supported resale allowance is provided. The property is already occupied by commercial and residential tenants, which may also limit immediate vacant-possession or refurbishment options.

Investor Risks & Due Diligence

• The guide excludes the auctioneer's buyer fee and potentially applicable VAT.

• Seller's special conditions may contain additional seller charges and VAT provisions, none of which are quantified.

• The commercial income depends on a private individual trading as a hairdresser under a lease reverting in 2030.

• The flat is let to Lets Let London LTD under an Assured Periodic Tenancy, requiring tenancy and covenant due diligence.

• No EPC, council tax, heating or parking information is supplied.

• The income yield is a gross headline calculation and does not allow for operating costs, maintenance, voids, insurance, tax or finance.

Recommendation

Consider as an income-led hold only if legal due diligence confirms the commercial lease, residential tenancy, tenant covenants and all auction charges. Do not underwrite a BRRR or flip exit without independent valuation and cost evidence.

Strategy Rating

Analysis Confidence

Passing rents, tenure, occupancy, accommodation and guide price are supplied, but there is no relevant completed-sale evidence, external rental evidence, GDV, refurbishment budget, EPC, operating-cost information or quantified auction fees.