Summary - 480, LARKSHALL ROAD E4 9HH
1 bed 1 bath Land
Large mixed-use site with planning for 68 homes, immediate income and strong transport links.
- 0.68 acre triangular site with four Class E office buildings
A substantial development and investment opportunity in Highams Park, Chingford, presented as a 0.68 acre triangular site with four existing Class E office buildings (c.19,967 sq ft GIA) and a large rear car park (c.43 spaces). The site currently produces c. £372,257 pax from short-term office lets, providing immediate income while development plans progress. Permission has been granted for three commercial units plus 68 private residential units, and the site has scope for conversion under permitted development or alternative schemes subject to consent.
The location delivers clear transport and market appeal: Highams Park Overground station is adjacent, with a 21-minute direct service to Liverpool Street, and the surrounding area has attracted recent large-scale residential schemes. A co-living feasibility study has identified c.173 studio units, indicating strong density upside for a build-to-rent or PRS-led scheme. Local amenities, good broadband and strong commuter demographics add to rental/occupational appeal.
Key risks are straightforward and material. Income is produced from multiple short-term leases so cashflow is not long-let security; redevelopment will require the usual planning and construction consents and costs. The site sits in an urban mixed-use context close to rail infrastructure, which may constrain design and deliverability. Crime statistics are above average for the area and should be factored into operating assumptions and scheme design.
This freehold site is suited to an experienced developer or investor able to manage an income-generating holding while delivering a residential-led redevelopment. The existing permission reduces some planning risk for 68 units, but alternative higher-density approaches (including co-living) will depend on statutory approvals and viability testing against developer costs and local policy.
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