58 Battersea Rise, Clapham, London

Description

Well Located Freehold Restaurant and Residential Investment. Comprises a ground floor restaurant and two flats above. Restaurant plus one flat let to an individual trading as Pad Thai Story on a lease expiring 2036 with no breaks. Includes a vacant 1 bedroom flat. Gross initial yield 5.2%. VAT is not applicable.

Accommodation

Ground floor restaurant and two flats above, including a vacant 1-bedroom flat

Location

Battersea is an affluent and popular South West London suburb within the London Borough of Wandsworth, approximately 2 miles from central London. The property is situated on the northern side of Battersea Rise, close to its junction with Limburg Road and Hafer Road. It is close to Clapham Common, Northcote Road and Clapham Junction Station. Nearby occupiers include Tesco Express, Domino's, Nando's and a range of local bars, restaurants and pubs.

Tenure / Property Information

Investment Analysis

The property is a freehold mixed-use investment comprising a ground-floor restaurant and two flats. The supplied evidence states a gross initial yield of 5.2%, but does not provide the passing rent, purchase price, valuation, comparable evidence or a precise price above the £1M guide. Market value, GDV and investment returns therefore cannot be independently calculated. The restaurant and one flat are subject to a lease expiring in 2036 with no breaks, while the other one-bedroom flat is vacant.

Investment Snapshot

Strategy Recommendation

Consider only as an income-led freehold mixed-use investment after verifying the 5.2% yield, lease terms, rent schedule, vacant-flat condition and all special-condition costs. Do not bid from the guide alone.

Works Required

No specific defects or refurbishment requirements are evidenced. Allow only for inspection, compliance checks and any necessary cleaning, repairs or preparation of the vacant one-bedroom flat before letting; costs cannot be estimated from the supplied information.

Rental & Market Context

Potential BRRR Position

A BRRR analysis cannot be completed because no acquisition price, rent schedule, refurbishment budget, valuation or refinance terms are supplied. The long lease to 2036 with no breaks may provide income continuity, but the vacant flat and mixed-use commercial element require specific lender and valuation due diligence.

Buy-to-Let Analysis

This is not a standard BTL investment because income also derives from a restaurant and one flat is vacant. The stated gross initial yield is 5.2%, but annual rent and the exact purchase price are not supplied, so the yield cannot be recalculated or stress-tested. Review the occupational lease, rent schedule, repairing obligations and tenant covenant before bidding.

Flip Analysis

A flip analysis is unsupported. No GDV, comparable sales, refurbishment budget, resale costs or evidence of a value-add opportunity is supplied. The asset is presented as an income investment rather than a refurbishment project.

Investor Risks & Due Diligence

• The guide is £1M+ rather than a fixed purchase price, preventing precise yield and affordability calculations.

• Passing rent and the basis of the stated 5.2% gross initial yield are not supplied.

• One one-bedroom flat is vacant and its condition, letting costs and achievable rent are unverified.

• The investment includes a restaurant and therefore has commercial occupational and covenant exposure.

• The restaurant and one flat are subject to a lease expiring in 2036 with no breaks, limiting near-term lease flexibility.

• Additional seller or third-party charges may apply and are not quantified.

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

Recommendation

Consider only as an income-led freehold mixed-use investment after verifying the 5.2% yield, lease terms, rent schedule, vacant-flat condition and all special-condition costs. Do not bid from the guide alone.

Strategy Rating

Analysis Confidence

The property composition, tenure, occupancy structure, lease expiry, stated initial yield and guide are supplied, but rent amounts, exact price, comparables, condition, works costs, fees and valuation evidence are absent.