Unit 5 Maybrey Works, 2 Haverley Street, Sydenham, London, SE26 5FR

Description

Ground floor commercial unit forming part of a 159-unit residential scheme. Recent change of use granted to Class E (1). Total accommodation approximately 98.98 sq m (1,065 sq ft) with generous floor-to-ceiling height. Located 125m from Lower Sydenham Station. VAT is applicable. Guide Price reflects approximately £80 psf.

Accommodation

Ground floor commercial unit; approximately 98.98 sq m (1,065 sq ft); generous floor-to-ceiling height.

Location

Sydenham is a densely populated South East London suburb located to the north-west of Beckenham and the north-east of Crystal Palace. Well connected by road, with Worsley Bridge Road connecting to A2218 and A2015. Lower Sydenham Station provides frequent Southeastern services to London Bridge and Charing Cross. The property is situated on the east side of Purbeck Gardens to the south of Worsley Bridge Road. Nearby occupiers include Lidl, Crystal Palace FC, Screwfix, GSF Car Parts, King's College Hospital, and a Nursery.

Tenure / Property Information

Investment Analysis

The £85,000 guide equates to approximately £79.81 per sq ft, consistent with the stated circa £80 per sq ft basis. The supplied sold comparables are residential flats and do not provide a reliable commercial valuation. No supported commercial GDV or resale evidence is available. The only rental evidence is an advertised asking rent of £1,901 pcm, not an achieved rent. VAT applies and buyer, administration, operating and fit-out costs are not supplied.

Investment Snapshot

Strategy Recommendation

Treat as a commercial income-led opportunity only subject to confirming the £1,901 pcm rent, VAT position, lease terms, service charge, condition, Class E compliance and tenant demand. Do not rely on the headline yield or pursue a flip without commercial valuation evidence.

Works Required

No specific defects or works are evidenced. Allow for verification of the existing Class E consent, condition surveys, statutory compliance and any tenant-specific commercial fit-out before proceeding; no works allowance can be quantified from the supplied evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR analysis cannot be completed because no supported commercial GDV, refurbishment budget, finance costs or refinance terms are supplied. The lease has a peppercorn ground rent and an option to extend to 999 years at no premium, but the practical value and lender treatment of those terms require professional confirmation.

Buy-to-Let Analysis

The advertised asking rent of £1,901 pcm implies £22,812 per year and a headline gross yield of approximately 26.84% against the £85,000 guide. This is not a passing or achieved rent, and the analysis excludes VAT, finance, operating costs, insurance, service charge, voids, compliance and fit-out. A dependable net BTL return cannot therefore be established.

Flip Analysis

A flip surplus cannot be calculated because the supplied comparables are residential flats rather than comparable commercial units, and no commercial resale value, works budget, selling allowance, VAT treatment or transaction costs are provided.

Investor Risks & Due Diligence

• The £1,901 pcm figure is an advertised asking rent rather than achieved or passing rent.

• Residential sold comparables are not reliable evidence for this commercial unit.

• VAT applies, but the applicable amount and recoverability are not supplied.

• No buyer premium, administration charge or other transaction costs are supplied.

• No refurbishment or commercial fit-out budget is available.

• No EPC, heating, parking, service charge or operating-cost information is supplied.

• Lease, service-charge and lender acceptability should be independently verified despite the stated peppercorn rent and extension option.

Recommendation

Treat as a commercial income-led opportunity only subject to confirming the £1,901 pcm rent, VAT position, lease terms, service charge, condition, Class E compliance and tenant demand. Do not rely on the headline yield or pursue a flip without commercial valuation evidence.

Strategy Rating

Analysis Confidence

The guide, floor area, lease summary, use class and one advertised rent are supplied, but there is no commercial comparable evidence, achieved rent, condition assessment, GDV, works budget, VAT detail or buyer-cost schedule.