80 Lower Addiscombe Road, Croydon, Surrey, CR0 6AB

Description

A Mixed Use End of Terrace Building Arranged to Provide a Lower Ground and Ground Floor Retail Unit and Two Flats on the Upper Floors Fully Let Producing £51,000 Per Annum (Reflecting a Gross Initial Yield of 12.75% on the Guide Price).

Accommodation

The property comprises a mixed use end of terrace building arranged to provide a lower ground and ground floor retail unit and two flats (1 x two bedroom, 1 x three bedroom) on the upper floors.

Location

The property is situated on a mixed use road close to local shops and amenities. The open spaces of Lloyd Park are within easy reach. Transport links are provided by West Croydon overground station and rail station.

Tenure / Property Information

Investment Analysis

The £400,000+ guide is the only current valuation anchor and implies the stated £51,000 annual income produces a 12.75% gross initial yield. The same-address sold evidence is inconsistent (£160,000 in 2026 and £400,000 in 2024), so market value is uncertain. No formal GDV, lease, tenancy or condition evidence is supplied.

Investment Snapshot

Strategy Recommendation

Consider as an income-led mixed-use hold only subject to full legal, tenancy, rent and building due diligence. Do not rely on a flip or refinance strategy without stronger valuation evidence.

Works Required

No specific works are supported by the evidence. Obtain building, tenancy and legal-pack information before budgeting works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using £400,000 as the base value, a 75% refinance would provide approximately £300,000. Against the £401,800 purchase and known administration cost, approximately £101,800 would remain invested before finance, tax and other costs. No refurbishment budget is supported.

Buy-to-Let Analysis

On the stated fully-let income of £51,000 per annum, the gross yield is 12.75% on the guide and approximately 12.69% including the £1,800 administration charge. This is attractive on the supplied figures, but rent, leases, tenant covenant and operating costs are unverified.

Flip Analysis

A flip assessment is not reliable because no condition, works budget, selling costs or supported resale evidence is provided. The conflicting same-address sold prices further weaken a resale valuation.

Investor Risks & Due Diligence

• The £51,000 annual income and fully-let status are not independently evidenced.

• Lease terms, tenant covenants and expiry dates are not supplied.

• Mixed-use property may carry additional management, finance and resale complexity.

• Same-address sold evidence ranges from £160,000 to £400,000.

• No condition or refurbishment information is supplied.

• Additional legal-pack disbursements and other purchaser charges may apply.

Recommendation

Consider as an income-led mixed-use hold only subject to full legal, tenancy, rent and building due diligence. Do not rely on a flip or refinance strategy without stronger valuation evidence.

Strategy Rating

Analysis Confidence

The stated income, guide and tenure are available, but tenancy details, leases, condition, costs, EPC information and reliable comparable evidence are absent or conflicting.