Summary - 94 HAMILTON ROAD LONDON NW11 9DY
11 bed 1 bath Detached
Mixed-use freehold with immediate rental income and reversionary upside.
3 minute walk to Brent Cross Underground station
This freehold corner building in Golders Green offers a compact mixed-use holding in a fast-transacting north-west London location. The property comprises a ground-floor retail unit and seven let flats (2 studios, 1 x 1-bed, 4 x 2-bed) arranged over lower ground to second floors, producing current passing rent of £161,393 per annum and an ERV of £195,200 per annum. Its proximity — about a three-minute walk to Brent Cross Underground station — underpins strong rental demand.
Investment metrics are the headline: guide price Offers in Excess of £2,300,000, a reported Net Initial Yield of c.6.07% and a reversionary yield of c.7.34% (ERV basis). The asset shows a low capital value per sq ft, indicating potential upside for a purchaser able to rebase rents, improve management or undertake value-add refurbishment. The commercial unit is let to WCF London Ltd until April 2028, giving short-to-medium term income security for that element.
Buyers should weigh clear value drivers against practical risks. The flats are let on Assured Shorthold Tenancies (short-term residential agreements) which brings turnover and management requirement. The block records only one bathroom across the schedule provided — a material detail for residential layout and refurbishment planning — and the site offers only a small garden and limited private external space. Crime is described as above average for the area, which can affect lettings and insurance costs.
This lot will be sold at auction, so expect a condensed due-diligence window and competitive bidding. For an investor seeking an urban, mixed-use freehold with immediate income and visible reversionary rent uplift, this building offers a clear play: improve residential management, selectively refurbish units and capture the ERV. Interested parties should request full leases, EPCs, floorplans and undertake a tenancy and condition survey before bidding.
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