Vector House, Merle Common Road, Oxted, Surrey

Description

A rare opportunity to acquire a former business centre arranged as offices, garages and stores with secure yard and parking. This substantial two-storey building comprises 2,500 sq.ft. of offices, garages and stores on a site area of approximately 0.15 acres with secure yard and parking. The premises has an air conditioning facility and is double glazed throughout. The property is offered for sale with vacant possession with the potential for residential development, subject to all necessary consents being obtainable.

Accommodation

Ground Floor: Office suites arranged as seven separate rooms, two kitchens and two W.C.s. Outside: Gated secure yard with concrete driveway providing access to a further detached office suite arranged as two rooms, kitchenette, separate W.C., a double garage with roller doors and three further garages. First Floor: Office suite. Total floor area: 152 sq.m.

Location

Merle Common is a small village located between Oxted and Godstone with comprehensive local shopping facilities and amenities located nearby. There is easy access to the A22 and M25 linking Gatwick airport, Croydon and all the surrounding areas.

Tenure / Property Information

Investment Analysis

The guide is £425,000–£450,000. Nearby supplied completed sales range from £350,000 to £1,000,000, but they are described only as detached properties and no comparable floor areas, condition, accommodation or use are provided. They therefore do not support a reliable GDV for this office-and-garage property. Residential redevelopment is only potential and remains subject to all necessary consents. The accommodation evidence is also internally inconsistent: 152 sq.m. is stated alongside approximately 2,500 sq.ft. No formal valuation can be established from the supplied evidence.

Investment Snapshot

Strategy Recommendation

Treat as a planning-led commercial property opportunity only. Investigate residential consent, floor-area discrepancy, condition and all additional auction costs before bidding; do not rely on an assumed residential GDV.

Works Required

Establish planning feasibility for residential redevelopment or continued commercial use, verify the stated floor area, and obtain surveys and service information before budgeting conversion or refurbishment works. No specific defects or refurbishment requirements are evidenced.

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 evidence. There is no supported residential GDV, rent, refurbishment budget or refinance valuation, while residential conversion remains consent-dependent.

Buy-to-Let Analysis

BTL returns cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Residential use is only potential and would require the necessary consents.

Flip Analysis

A flip appraisal cannot be established. The supplied detached-property sales are not sufficiently comparable to derive a residential resale value, and no conversion or selling-cost allowance is supported.

Investor Risks & Due Diligence

• Residential redevelopment is subject to all necessary consents and is not confirmed.

• No sufficiently specific rental evidence is available.

• No refurbishment or conversion cost evidence is supplied.

• The stated 152 sq.m. floor area conflicts with the approximately 2,500 sq.ft. description.

• Administration, search, other non-optional fees, Stamp Duty, Land Registry fees and VAT may be payable, but amounts are unspecified.

• The supplied sold comparables lack sufficient detail to establish direct comparability or GDV.

Recommendation

Treat as a planning-led commercial property opportunity only. Investigate residential consent, floor-area discrepancy, condition and all additional auction costs before bidding; do not rely on an assumed residential GDV.

Strategy Rating

Analysis Confidence

The evidence confirms tenure, vacancy, commercial layout, guide range and nearby completed sales, but omits planning status, condition, detailed comparable attributes, rent, works costs, valuation and specified buyer fees. The stated floor area is also inconsistent.