92-93 High Street, Egham, Surrey TW20 9HF

Description

A freehold, mixed use investment comprising ground floor commercial premises with 2 self-contained apartments across the upper floors. Prime location in the town centre. The building is presented in good order and professionally managed by Pearce & Co.

Accommodation

Ground Floor: Double width commercial unit measuring 1,057 sq ft with High Street façade and vehicle access to the rear; reception, 4 offices, 2 chapels, kitchen and cloakroom/WC. Private entrance to the upper floor apartments. First Floor: Flat 92a measuring 467 sq ft with entrance hall, living room/kitchen, 2 bedrooms and bathroom. Flat 92b measuring 451 sq ft, a duplex apartment with entrance hall, stairs to second floor, sitting room, kitchen, shower room and reception room/bedroom 4. Second Floor: Flat 92b measuring 656 sq ft with landing, 3 double bedrooms and bathroom. Outside: Rear yard with parking bays.

Location

Prime location in the town centre. Egham, Surrey.

Tenure / Property Information

Investment Analysis

Freehold mixed-use investment comprising a 1,057 sq ft ground-floor commercial unit and two self-contained apartments, fully let in a prime town-centre location. The evidence does not provide passing rents, apartment tenancy details, commercial rent, comparable sales, EPCs, or special-condition costs. Accordingly, market value, income capitalisation value and GDV cannot be reliably estimated from the supplied evidence. The £825,000 guide is an auction guide only, not a formal valuation.

Investment Snapshot

Strategy Recommendation

Treat as an income-investment due-diligence opportunity only. Obtain the commercial passing rent and rent-review outcome, apartment tenancy agreements and rents, full special conditions, and independent valuation advice before setting a bid limit.

Works Required

No specific refurbishment works are evidenced; the building is described as being in good order and professionally managed. Allow for inspection, maintenance review and verification of the commercial and residential accommodation before bidding, but no works allowance can be quantified.

Rental & Market Context

Potential BRRR Position

A BRRR assessment cannot be completed because the current income, tenancy terms, refurbishment cost and refinance valuation evidence are unavailable. The £2,700 buyer premium is known, but special-condition costs and other acquisition costs are not supplied. Any refinance assumption would be unsupported.

Buy-to-Let Analysis

The property is fully let and includes two apartments, but no passing rents or sufficiently specific rental evidence are supplied. Gross rental yield, net income and affordability therefore cannot be established. The commercial lease has rent review dates, including 11/10/2026, but no review outcome or current rent is provided.

Flip Analysis

A flip analysis cannot be supported because no comparable sales, GDV evidence, refurbishment budget or selling-cost allowance is provided. The property is described as fully let and in good order, but this does not establish a resale value or surplus.

Investor Risks & Due Diligence

• No current passing rents are supplied, preventing yield and income valuation analysis.

• The commercial lease had a rent review date on 11/10/2026, but no review outcome or revised rent is provided.

• Apartment tenancy terms and rents are not supplied despite the property being fully let.

• Additional fees may be listed in the Special Conditions of Sale and are not quantified.

• No comparable sales or independent valuation evidence is supplied.

• Mixed-use ownership creates exposure to both commercial and residential tenancy considerations.

Recommendation

Treat as an income-investment due-diligence opportunity only. Obtain the commercial passing rent and rent-review outcome, apartment tenancy agreements and rents, full special conditions, and independent valuation advice before setting a bid limit.

Strategy Rating

Analysis Confidence

Property composition, tenure, occupancy, lease dates and guide price are supplied, but rents, comparable sales, tenancy details, condition costs, valuation evidence and several acquisition costs are missing.