72, 72A & 74 Temple Road, Epsom, Surrey

Description

HMO investment opportunity comprising one building arranged as three separate units. Internally arranged to provide 23 rooms over ground, first and second floors. Wider general HMO occupational and student uses are possible, subject to consents. GIA approximately 456.6 sq m (4,915 sq ft). The building was previously let on a 5 year lease to Epsom & St Helier University Hospitals NHS Trust, which expired in August 2026. Vacant.

Accommodation

One building arranged as three separate units, internally arranged to provide 23 rooms over ground, first and second floors; GIA approximately 456.6 sq m (4,915 sq ft).

Location

The property is situated on a corner position on Temple Road, at its junction with Pound Lane. Pound Lane provides a variety of local shops including a convenience store, whilst more extensive shopping and entertainment facilities are available close by in the town centre. Epsom rail station is approximately 0.5 miles to the south. The property is situated 2.8 miles north-east of Junction 9 of the M25 motorway. Nearby education institutions include the University for the Creative Arts, Laine Theatre Arts, Epsom College, St John’s, City of London Freemen’s School and Downsend.

Tenure / Property Information

Investment Analysis

The £1.65m+ guide equates to approximately £336 per sq ft against the stated 4,915 sq ft GIA. The supplied completed sales are conventional nearby houses (£610,000–£860,000) and are not sufficiently comparable to this 23-room HMO/student-accommodation building to support a GDV. No HMO rental evidence, passing rent, condition survey, planning/use confirmation, EPC, buyer fees or seller charges are supplied. A supported market value, yield-based valuation and maximum bid cannot therefore be established.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence. Obtain a full building survey, planning and HMO-use confirmation, fire and licensing information, room-by-room rental appraisals, operating-cost estimates and all special-condition fees before considering the lot.

Works Required

No physical defects or condition issues are evidenced, so refurbishment costs cannot be estimated. Required due diligence should include inspection of the three units and 23 rooms, confirmation of lawful HMO/student use and any required consents, review of fire and safety compliance, and assessment of the works needed before re-letting.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment is unsupported because GDV, achievable rent, refurbishment cost, finance cost and refinance terms are unavailable. The previous lease has expired and the property is vacant, increasing the need to verify demand, consents and compliance before relying on a refinance strategy.

Buy-to-Let Analysis

BTL economics cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The previous NHS Trust lease expired in August 2026 and the property is vacant, so there is no current passing rent. The guide price should not be underwritten without verified achievable rents, operating costs, compliance costs and confirmed use.

Flip Analysis

A flip surplus cannot be calculated. The supplied house sales are not sufficiently comparable to establish a resale GDV for the 23-room building, while works, selling costs and any required consent or compliance expenditure are unknown.

Investor Risks & Due Diligence

• The property is vacant following expiry of the five-year NHS Trust lease in August 2026.

• No current passing rent or sufficiently specific rental comparables are supplied.

• The supplied completed sales are conventional houses and may not support an HMO valuation.

• HMO, student and wider occupational uses are stated as possible but subject to consents; the required consents are not confirmed.

• Building condition, compliance requirements and refurbishment costs are unknown.

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

Recommendation

Do not bid on the current evidence. Obtain a full building survey, planning and HMO-use confirmation, fire and licensing information, room-by-room rental appraisals, operating-cost estimates and all special-condition fees before considering the lot.

Strategy Rating

Analysis Confidence

The property description and guide price are supplied, but there is no rental evidence, condition information, GDV evidence, planning or licensing confirmation, EPC, buyer-fee data or supported HMO comparable evidence.