Epsom Clinic, Church Street, Epsom, Surrey, KT17 4PP

Description

Former health centre and car park with possible potential for demolition and redevelopment, subject to obtaining all necessary consents. The site is approximately 0.165 hectares (0.408 acres), including a hard-standing car park. The existing building has an approximate GIA of 721.3 sq m (7,764 sq ft). A pre-application response has been received for schemes providing both 30 and 27 units, in line with the Council's Local Plan site allocation for 30 units. The property has frontage to both Dulshott Green and Church Street, and Epsom town centre and its rail station are within a short walk.

Accommodation

Existing building GIA approximately 721.3 sq m (7,764 sq ft). The proposals referenced include demolition of the existing building and construction of an apartment block of 27 flats comprising 19 one-bedroom and 8 two-bedroom flats, together possibly with 3 two-bedroom townhouses. The proposed apartment building would be four storeys with a rooftop terrace, and the proposed townhouses would be three storeys. The proposed scheme includes 15 parking spaces in total.

Location

The property is situated on the south side of Dulshott Green and the west side of Church Street (B284). Epsom's High Street is approximately 150m to the north. Epsom station is less than half a mile away, providing services to London Victoria and Waterloo, as well as towards Horsham and Dorking. The site is approximately 260m south east of the A24, which provides access into central London and towards the M25 motorway. Rosebery Park, Mounthill Gardens, the University for the Creative Arts and Epsom Hospital are close by.

Tenure / Property Information

Investment Analysis

The £1.2m+ guide is the only current pricing evidence. A same-postcode 2019 sale of Epsom Ambulance Station at £1.325m provides limited historical context but is a different property and is not sufficient to establish current value. The site has potential for redevelopment, with pre-application responses referring to 27- or 30-unit schemes, but no consent, GDV evidence, build-cost evidence, professional valuation or residential comparables has been supplied. Accordingly, GDV, refurbishment/development costs, maximum bid and investment returns cannot be reliably calculated.

Investment Snapshot

Strategy Recommendation

Treat as a planning-led development opportunity only and proceed only after independent planning, valuation, build-cost and viability due diligence. Do not rely on the guide or the historical comparable as evidence of development value.

Works Required

Potential demolition of the existing approximately 7,764 sq ft former health centre and redevelopment, subject to all necessary consents. The supplied proposals refer to a four-storey apartment building of 27 flats, potentially together with three two-bedroom townhouses, 15 parking spaces and associated external works. No construction specification or cost plan is supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR strategy cannot be underwritten from the supplied evidence. The property is vacant and potential redevelopment is identified, but there is no confirmed planning permission, GDV, development budget, finance cost, end value or supported rent.

Buy-to-Let Analysis

BTL analysis is not supported because no sufficiently specific rental comparables or auctioneer rent estimate has been provided. The proposed residential scheme is not consented on the supplied evidence, so any future rental income is uncertain.

Flip Analysis

A development flip cannot be quantified. The referenced 27- and 30-unit concepts are subject to obtaining all necessary consents, while no supported GDV, build cost, professional fees, finance costs, selling costs or programme has been provided. The 2019 ambulance-station sale is not an adequate resale benchmark.

Investor Risks & Due Diligence

• The referenced residential schemes are subject to obtaining all necessary consents.

• The existing building may require demolition, but no demolition or construction cost evidence is supplied.

• No GDV or current residential comparable evidence is available.

• No build-cost, professional-fee, finance-cost or selling-cost allowance is supplied.

• The 2019 comparable is for a different property and may not reflect current market conditions.

• The guide is £1.2m+ and does not establish market value or development viability.

• The proposed scheme includes only 15 parking spaces for the referenced residential units, which may require planning and design scrutiny.

Recommendation

Treat as a planning-led development opportunity only and proceed only after independent planning, valuation, build-cost and viability due diligence. Do not rely on the guide or the historical comparable as evidence of development value.

Strategy Rating

Analysis Confidence

The evidence confirms tenure, vacancy, site area, existing GIA and indicative pre-application schemes, but omits planning consent, GDV, build costs, rents, fees and current relevant comparables.