Cameron House & Cameron Lodge, 33 Church Street, Leatherhead, Surrey

Description

The property comprises Cameron House and Cameron Lodge, two detached buildings occupying a broadly rectangular site extending to approximately 0.107 hectares (0.266 acres). Cameron House is a substantial former office building arranged over ground, first and second floors. Cameron Lodge is a separate single-storey building. The property includes land to the rear, previously used in association with the buildings and for parking.

Accommodation

Cameron House provides a series of rooms together with kitchen and WC facilities and extends to approximately 433.75 sq m (4,669 sq ft) GIA. Cameron Lodge provides four office rooms and a WC and extends to approximately 59.07 sq m (636 sq ft) GIA. Existing accommodation totals approximately 492.82 sq m (5,305 sq ft) GIA. An indicative scheme proposes nine residential units: four apartments from conversion of Cameron House, four new three-bedroom houses to the rear, and one further three-bedroom house from enlargement and conversion of Cameron Lodge. The proposed scheme includes private gardens, communal landscaping, cycle storage, parking, a communal refuse store and 12 cycle spaces.

Location

The property occupies a prominent position on Church Street, close to the centre of Leatherhead. Leatherhead provides shops, restaurants, cafés and other amenities, with surrounding residential, commercial and civic uses. Leatherhead is approximately 18 miles south-west of Central London. Leatherhead railway station provides services to London Waterloo. The town has access to Junction 9 of the M25, the A24 and the A243.

Tenure / Property Information

Investment Analysis

The £850,000 guide relates to a freehold town-centre site of approximately 0.266 acres with 5,305 sq ft of existing office accommodation and an indicative nine-unit residential scheme. No completed sales, GDV evidence, planning consent, development appraisal, refurbishment budget or sufficiently specific rental comparables have been supplied. A supported market value, GDV or maximum bid cannot therefore be established. Cameron Lodge is let at £13,000 per annum, but this is only passing rent for part of the property and cannot support a whole-property yield analysis.

Investment Snapshot

Strategy Recommendation

Treat as a conditional development opportunity only. Do not rely on the guide as a viable bid level until planning, title, lease, VAT/TOGC treatment, development costs and completed residential values are independently verified.

Works Required

Subject to planning and technical approvals, the indicative scheme proposes conversion of Cameron House into four apartments, four new three-bedroom houses to the rear, and enlargement/conversion of Cameron Lodge into a further three-bedroom house. It also includes private gardens, communal landscaping, parking, cycle storage, a communal refuse store and 12 cycle spaces. No costed schedule of works has been supplied.

Rental & Market Context

Potential BRRR Position

A BRRR appraisal is not supportable without a costed conversion/new-build budget, planning position, completed-value evidence, finance assumptions and post-works rental evidence. The existing Cameron Lodge lease and the proposed residential scheme would require specific review before any refinance strategy is assessed.

Buy-to-Let Analysis

BTL analysis cannot be established for the whole property because no sufficiently specific rental evidence is supplied. Cameron Lodge is contractually let at £13,000 per annum from 1 October 2025 for 10 years, with a break date of 31 March 2030, but Cameron House is vacant and the proposed residential units are not existing lettable dwellings. The known part-property income is insufficient to calculate a meaningful whole-asset yield.

Flip Analysis

A flip appraisal cannot be quantified because no supported GDV, planning approval, development cost, professional cost, finance cost or selling allowance has been supplied. The indicative nine-unit scheme may provide a development route, but feasibility remains unproven from the evidence provided.

Investor Risks & Due Diligence

• No planning consent or formal planning status for the indicative nine-unit scheme is supplied.

• No GDV or completed-sales comparables are supplied for the proposed residential units.

• No refurbishment, conversion, demolition, construction or professional-cost budget is supplied.

• Cameron House is vacant and no whole-property rental evidence is available.

• Cameron Lodge is subject to a 10-year lease from 1 October 2025 with a break date of 31 March 2030, which may affect timing and development control.

• VAT is applicable with TOGC intended, while buyer, seller and third-party charges are not quantified.

Recommendation

Treat as a conditional development opportunity only. Do not rely on the guide as a viable bid level until planning, title, lease, VAT/TOGC treatment, development costs and completed residential values are independently verified.

Strategy Rating

Analysis Confidence

Basic site, accommodation, tenure, guide price and Cameron Lodge lease information are supplied, but the core valuation inputs—planning status, GDV, comparable evidence, works costs, rents for the proposed units and buyer costs—are absent.