5 Carlisle Street, Soho, London W1D 3BL

Description

Substantial and attractive four storey building arranged as a ground floor retail unit, basement office, and substantial three bedroom flat over first, second and third floors. The property is situated on a cul-de-sac so benefits from no through traffic. Comprises approximately 368.36 sq m (3,965 sq ft). Development potential with adding additional storey / dormer, subject to necessary consents.

Accommodation

Ground floor barbers, basement office and large three bedroom flat on the first, second and third floors. Approximate total area: 368.36 sq m (3,965 sq ft). Approximate areas have been provided by the VOA/Vendor/EPC and the property has not been internally inspected by Savills.

Location

Situated in a central location in the heart of Soho, within a few metres of Soho Square, with immediate access to Wardour and Dean Street. A short walk to Tottenham Court Road Station, which benefits from the Elizabeth Line / CrossRail, Oxford Circus Station and Carnaby Street. The property lies on the south side of Carlisle Street, close to its junction with Dean Street. Nearby occupiers include The Toucan, Pizza Pilgrims, The Nellie Dean, Tesco Express and The Resident Hotel. Tottenham Court Road (CrossRail) is 0.2 miles away and Oxford Circus is 0.4 miles away.

Tenure / Property Information

Investment Analysis

The £3,250,000 guide is not a formal valuation or supported GDV. No completed sales comparables, specific rental evidence, passing rent, lease terms beyond expiry in 2038, or internal inspection findings are supplied. The central Soho location and freehold mixed-use configuration are positive factors, but value and investment performance cannot be reliably quantified from the evidence provided.

Investment Snapshot

Strategy Recommendation

Proceed only after obtaining the rent roll, leases and tenant information for both elements, inspecting the property, confirming VAT and all auction charges, and obtaining independent mixed-use valuation and legal advice. Do not rely on the guide as GDV or bid without a fully costed appraisal.

Works Required

No specific defects or required works are evidenced. The property has not been internally inspected by Savills. Any refurbishment, compliance works, or additional-storey/dormer development would require inspection, design information and the necessary consents.

Rental & Market Context

Potential BRRR Position

A BRRR assessment cannot be completed because the purchase price beyond the guide, rent, refurbishment allowance, finance costs and supported GDV are unavailable. The freehold tenure and mixed-use configuration may assist ownership, but refinancing depends on lender treatment of the commercial and residential elements and their separate ownership entities.

Buy-to-Let Analysis

The property is currently let and comprises a commercial barbers unit, basement office and three-bedroom flat, with long-let commercial leases stated to expire in 2038. No passing rent, residential rent, lease covenants, tenant obligations or sufficiently specific rental comparables are supplied, so rental income, yield and debt-service performance cannot be established.

Flip Analysis

A flip appraisal cannot be completed without a supported GDV, acquisition costs, refurbishment budget, sale costs and evidence of vacant possession or lease impact. The stated development potential is expressly subject to necessary consents and should not be included in value without evidence.

Investor Risks & Due Diligence

• No passing rent or sufficiently specific rental evidence is supplied, preventing yield analysis.

• The property has not been internally inspected and the stated areas are approximate.

• Long-let commercial leases are stated to expire in 2038, but lease terms, rent, reviews, covenants and tenant strength are not provided.

• The commercial and residential elements are held in two different entities, creating additional legal, ownership and lender due-diligence requirements.

• The guide excludes the auctioneer’s buyer fee and potentially VAT; other seller charges are unknown.

• Additional-storey or dormer development is only stated as potential and is subject to necessary consents.

• Vacant possession, reversionary value and residential lease details are not supplied.

Recommendation

Proceed only after obtaining the rent roll, leases and tenant information for both elements, inspecting the property, confirming VAT and all auction charges, and obtaining independent mixed-use valuation and legal advice. Do not rely on the guide as GDV or bid without a fully costed appraisal.

Strategy Rating

Analysis Confidence

Core underwriting evidence is missing, including passing rent, rental comparables, completed sales evidence, internal condition, buyer/admin charges, VAT position and supported GDV.