Doctors Surgery, 27-29 Links Road, Portslade, Brighton

Description

A former doctors surgery comprising two semi-detached bay-fronted properties arranged as a medical centre on ground and first floors with a self-contained flat on the second floor. It has the potential for residential conversion/sub-division, subject to all necessary consents being obtainable, and is offered for sale with double glazing and a gas heating system via radiators. There are gardens to the front and rear with parking spaces accessed from the gardens.

Accommodation

Ground Floor: No. 29: entrance porch, reception area/waiting room, stairs to first floor, rear office with glazed door to conservatory, consulting room 1 and consulting room 2. No. 27: entrance lobby, stairs to first floor, separate W.C., rear consulting room 3, glazed door to rear garden, rear consulting room 4 with glazed door to rear side access. First Floor: No. 29: hallway, waiting area, separate W.C., front office, consulting room 5 and rear staff room. No. 27: hallway, consulting room 6, rear office, separate W.C., inner lobby with stairs to second floor. Second Floor: No. 27: bathroom/W.C., living room and kitchen. No. 29: three double bedrooms, with bedroom 3 accessed from bedroom 2. Outside: front garden, paved patio with flower borders, side access to rear patio, rear garden, lawned area with paved patio and parking area for two cars with vehicular access from the gardens.

Location

The property is situated in an established residential/commercial area between Victoria Road and Old Shoreham Road with easy access to comprehensive local shopping facilities and amenities. There are excellent road links to Brighton, Gatwick and all surrounding areas via the nearby A259 and A27.

Tenure / Property Information

Investment Analysis

The strongest evidence is the same property, 27-29 Links Road, recorded as sold freehold for £816,750 on 31 March 2022. Other Links Road sales range from £350,000 to £530,000 between 2021 and 2024, but these are individual houses of different types and are not directly comparable to the two-property former medical centre. The £816,750 sale provides an indicative reference only; it is dated, and the evidence does not establish whether it reflected residential conversion, existing commercial use or any planning consent. The £500,000+ guide is therefore not sufficient on its own to establish value or profitability.

Investment Snapshot

Strategy Recommendation

Proceed only as a conditional planning and commercial-to-residential conversion appraisal. Obtain planning, measured surveys, building-cost quotations, current valuation evidence and full auction fees before bidding. Do not rely on the 2022 same-property sale as a current exit value.

Works Required

Obtain planning and all other necessary consents for residential conversion or sub-division; prepare a professional schedule of works after inspection. The supplied evidence confirms the existing accommodation, double glazing, gas radiator heating, gardens and two parking spaces, but does not identify defects or provide refurbishment costs.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

The indicative 75% refinance figure on the dated same-property reference of £816,750 is £612,562.50. A meaningful BRRR calculation is not possible because refurbishment costs, conversion consent, total acquisition costs, rent and a current refinance valuation are unavailable.

Buy-to-Let Analysis

A BTL assessment cannot be completed because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The property is currently a vacant former doctors surgery and its residential letting configuration is subject to consents and possible sub-division.

Flip Analysis

The dated same-property sale at £816,750 provides an indicative resale reference, but there is no supported refurbishment allowance, conversion cost, selling allowance or current GDV evidence. A reliable flip surplus and maximum bid cannot therefore be calculated.

Investor Risks & Due Diligence

• Residential conversion or sub-division may require planning and other consents, which are not confirmed.

• The strongest comparable is dated March 2022 and does not establish the basis of that transaction.

• No refurbishment or conversion cost evidence is supplied.

• No sufficiently specific rental evidence is supplied, so income and yield cannot be assessed.

• EPC status is to be confirmed.

• An administration fee and other non-optional buyer costs may be payable, but no amounts are provided.

• The property is vacant and its current commercial configuration may not be directly mortgageable or lettable as residential without consents and works.

Recommendation

Proceed only as a conditional planning and commercial-to-residential conversion appraisal. Obtain planning, measured surveys, building-cost quotations, current valuation evidence and full auction fees before bidding. Do not rely on the 2022 same-property sale as a current exit value.

Strategy Rating

Analysis Confidence

There is one highly relevant but dated same-property completed sale and several less comparable local sales. Current GDV, conversion consent, works costs, rent, EPC and buyer charges are not evidenced.