70 Christchurch Road, Colliers Wood, London

Description

A freehold development opportunity occupying a prominent corner plot with planning granted for 2 x commercial units at ground floor with 9 x flats above. Currently comprises a two storey building extending to circa 628 sq ft (58 sqm) on a plot extending to circa 4,574 sq ft (425 sqm). Vacant.

Accommodation

Planning granted for 2 x commercial units at ground floor with 9 x flats above. The existing property comprises a two storey building extending to circa 628 sq ft (58 sqm).

Location

The property is located at 70 Christchurch Road, Colliers Wood, London SW19 2PB, occupying a prominent corner position in the heart of Colliers Wood within the London Borough of Merton. It is approximately one minute's walk from Colliers Wood Underground Station on the Northern Line. Nearby amenities include the Tandem Centre, Merton Abbey Mills and Wandle Park.

Tenure / Property Information

Investment Analysis

The guide is £1,400,000. The only directly matched completed sale is 70 Christchurch Road at £930,000 on 18 December 2024, but the evidence does not establish whether that sale reflected the current granted scheme, planning conditions or the same development potential. No supported GDV, unit sizes, commercial values, development costs or professional valuation are provided, so current market value and viability cannot be reliably quantified.

Investment Snapshot

Strategy Recommendation

Do not bid on the supplied evidence alone. Treat this as a planning-led development acquisition requiring verification of the planning consent, approved areas and conditions, a full cost plan, commercial and residential GDV appraisal, finance terms and all auction charges before considering a bid.

Works Required

Develop the vacant site in accordance with the granted planning scheme for two ground-floor commercial units and nine flats. The evidence does not provide approved floor areas, planning conditions, construction specifications or a cost plan, so the works scope and budget require professional verification.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be quantified because GDV, development costs, completed unit sizes, rents, finance costs and refinance assumptions are unsupported. The scheme may offer development and refinance potential, but the £1,400,000 guide is already above the directly matched £930,000 completed sale and buyer fees, VAT and possible seller charges remain unresolved.

Buy-to-Let Analysis

A conventional BTL yield cannot be established. The evidence concerns a proposed scheme of nine flats and two commercial units, but provides no unit mix, completed floor areas, passing rents or reliable rental evidence for the proposed accommodation. The supplied four-bedroom asking rents are not sufficient to value the planned scheme.

Flip Analysis

A flip surplus cannot be calculated. There is no supported GDV or development-cost allowance, and no selling-cost allowance. The directly matched £930,000 sale is historical evidence only and does not establish the value of the granted nine-flat/two-commercial-unit scheme.

Investor Risks & Due Diligence

• No supported GDV or development appraisal is provided for the nine flats and two commercial units.

• No construction, professional, financing or contingency cost estimates are supplied.

• The approved planning details, conditions and deliverability have not been evidenced beyond the description.

• The buyer fee is unspecified, and VAT or additional seller charges may apply.

• The directly matched completed sale was £930,000, materially below the £1,400,000 guide, although the evidence does not establish whether the sale reflected the current planning opportunity.

• No reliable rent evidence is provided for the proposed accommodation.

Recommendation

Do not bid on the supplied evidence alone. Treat this as a planning-led development acquisition requiring verification of the planning consent, approved areas and conditions, a full cost plan, commercial and residential GDV appraisal, finance terms and all auction charges before considering a bid.

Strategy Rating

Analysis Confidence

The planning concept, freehold tenure, vacancy, guide price and one directly matched completed sale are supplied, but critical development evidence is missing, including approved areas, GDV, build costs, rental schedule, finance assumptions and full buyer/seller charges.