9-11 Junction Place, Haslemere, Surrey, GU27 1LE

Description

A Mixed Use Corner Building Arranged to Provide a Ground Floor Commercial Unit (Sold Off on a Long Lease) and a Vacant First Floor Three Bedroom Flat. Offered with Planning Permission to Extend and Convert the First Floor into Three Flats (1 x One Bedroom & 2 x Two Bedroom).

Accommodation

Ground Floor: Commercial Unit - Not Inspected. First Floor: Reception Room, Kitchen/Diner, Three Bedrooms, Bathroom.

Location

The property is situated on a mixed use road close to local shops and amenities. Nearby multiples include Domino's and M&S Foodhall. The open spaces of Camelsdale Recreation Ground are within easy reach. Transport links are provided by Haslemere rail station.

Tenure / Property Information

Investment Analysis

The only directly relevant completed sale is the same address at £500,000 on 9 October 2025, recorded as 'Other' freehold. This supports a base GDV estimate of £500,000, but the evidence does not confirm whether the sale reflected the same vacant configuration, planning position, condition or completion of any works. No reliable low or high GDV scenarios can be established. The £220,000 guide is not treated as market value.

Investment Snapshot

Strategy Recommendation

Proceed only as a planning-led development appraisal subject to legal, planning, condition and cost verification. Do not bid on the current evidence alone because the conversion economics, rents and total project cost are unquantified.

Works Required

Review the planning permission and legal pack, then quantify the extension and conversion of the first-floor flat into one one-bedroom and two two-bedroom flats. Existing condition is not sufficiently evidenced, and the ground-floor commercial unit was not inspected. No works allowance can therefore be estimated.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A potential BRRR route exists through the permitted first-floor conversion, but refurbishment/conversion costs, finance costs, completed-unit rents and valuation evidence are unavailable. At the £500,000 base GDV, 75% refinance equates to £375,000; cash left in cannot be calculated without total project cost.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental comparables or auctioneer rent estimate were supplied. The current first-floor accommodation is vacant, while the commercial unit is sold off on a long lease. The proposed three-flat configuration would require an evidenced appraisal of works, compliance and achievable rents.

Flip Analysis

The exact-address completed sale at £500,000 provides a provisional resale/GDV reference. However, no supported conversion cost, acquisition costs beyond the £1,800 administration charge, selling allowance or evidence of the post-works configuration is available, so flip surplus and maximum bid cannot be calculated.

Investor Risks & Due Diligence

• The ground-floor commercial unit was not inspected.

• The commercial unit is sold off on a long lease, so the freehold interest and lease terms require legal review.

• Conversion and extension costs are entirely unquantified.

• The planning permission details, conditions and deliverability of the three-flat scheme have not been supplied.

• No achievable rent evidence is available.

• The £500,000 same-address sale may not reflect the same condition, configuration or planning status.

• Additional legal-pack disbursements and purchaser costs may become payable.

Recommendation

Proceed only as a planning-led development appraisal subject to legal, planning, condition and cost verification. Do not bid on the current evidence alone because the conversion economics, rents and total project cost are unquantified.

Strategy Rating

Analysis Confidence

There is one highly relevant same-address completed sale, but no rental evidence, refurbishment estimate, detailed planning information, inspection evidence, selling costs or complete acquisition-cost information.