51 Butts Green Road, Hornchurch, RM11 2JS

Description

A freehold mixed-use investment comprising a ground floor commercial unit with a self-contained two-bedroom flat above, extending to approximately 1,332 sq ft in total. The property benefits from a large rear garden which offers future development potential, subject to the requisite consents. The property is conveniently situated approximately 0.2 miles from Emerson Park Station.

Accommodation

Ground floor commercial unit and self-contained two-bedroom flat at first floor; approximately 1,332 sq ft in total. Please refer to the floor plan.

Location

Situated on Butts Green Road in Hornchurch, in an established mixed residential and commercial area. Emerson Park Station is approximately 0.2 miles away, providing London Overground Liberty line services to Romford and Upminster, with onward connections to the Elizabeth line at Romford and District line at Upminster.

Tenure / Property Information

Investment Analysis

The £385,000 guide is the only supplied pricing evidence. No completed sales, external rental comparables, auctioneer rent estimate or formal valuation is provided, so GDV and market value cannot be independently assessed. The asset is a tenanted freehold mixed-use property with a 15-year effective FR&I commercial lease from August 2024 and a periodic residential tenancy. The rear garden may offer future development potential, but this is subject to consents and cannot be valued from the evidence supplied.

Investment Snapshot

Strategy Recommendation

Consider only as an income-led mixed-use hold after verifying both rents, tenancy documents, lease quality, tenant covenant, condition, title and financeability. Do not rely on garden development potential or a resale profit without planning and valuation evidence.

Works Required

No refurbishment defects or required works are evidenced. Undertake legal, tenancy, lease, condition and planning due diligence, including investigation of the rear garden’s potential only if development is being considered.

Rental & Market Context

Potential BRRR Position

A BRRR assessment cannot be completed because the purchase cost beyond the £385,000 guide, works allowance, passing rents and refinance valuation are unsupported. No refurbishment requirement is evidenced. Confirm actual income, leaseability, lender treatment of the mixed-use asset and achievable valuation before proceeding.

Buy-to-Let Analysis

Both units are stated to be let, providing apparent occupational income, but no passing rents, tenancy terms for the flat, rent schedule or external rental evidence are supplied. Rental income and BTL yields therefore cannot be calculated. The commercial lease terms appear supportive on the supplied description, but the tenant covenant and full lease documentation require review.

Flip Analysis

A flip appraisal is unsupported because there is no evidence-based GDV, refurbishment budget, selling allowance or comparable sales evidence. The property is currently described as tenanted, so vacant possession and resale assumptions also require verification.

Investor Risks & Due Diligence

• Passing rents and achievable market rents are not supplied, preventing yield assessment.

• The commercial tenant is a private individual and the tenant covenant is not evidenced beyond the stated personal guarantee.

• The residential unit is on a periodic tenancy; tenancy terms, rent and possession position require verification.

• No condition survey or refurbishment budget is supplied.

• Rear garden development potential is expressly subject to requisite consents and cannot be assumed.

• Buyer, administration and other acquisition fees are not supplied.

• Mixed-use financeability and refinance valuation are unconfirmed.

Recommendation

Consider only as an income-led mixed-use hold after verifying both rents, tenancy documents, lease quality, tenant covenant, condition, title and financeability. Do not rely on garden development potential or a resale profit without planning and valuation evidence.

Strategy Rating

Analysis Confidence

The property description and occupancy/lease summaries are supplied, but there are no rents, sold comparables, condition assessment, fees, EPC, council tax, formal valuation or development/planning evidence.