Appraisal reportSample
201 Commercial Road, London E1 2BX
SubdividePASS88/100
FlipPASS71/100
BTLBORDERLINE64/100
HMOFAIL38/100
At a glance
Guide price£425,000
Estimated value£510,000
Gross yield7.2%
Net yield5.1%
Refurb estimate£45,000
TenureFreehold
Top strategy — Subdivide
The strongest play is splitting the upper floors into two self-contained flats while retaining the commercial ground floor. Comparable per-square-foot resi values in E1 support an exit around £510,000 against a £425,000 guide and a £45,000 refurbishment, leaving healthy margin before fees. Buy-to-let is borderline on current rents; HMO fails on the local Article 4 direction.
Comparable sold prices
| Address | Sold | Price | £/sqft |
|---|---|---|---|
| 12 Aylward Street, E1 | Mar 2026 | £498,000 | £612 |
| 340 Commercial Road, E1 | Jan 2026 | £535,000 | £640 |
| 8 Jubilee Street, E1 | Nov 2025 | £472,000 | £588 |
Risk rating Medium
- Mixed-use class — confirm the ground-floor commercial unit's permitted use before assuming residential conversion.
- Guide price sits ~17% below comparable resi values; check for a short lease or structural issue driving the discount.
- HMO scores poorly here — Article 4 direction applies in this part of Tower Hamlets.