Lower Addiscombe Road, Croydon

Introduction: Croydon Mixed-Use Investment Property
Welcome to a rare opportunity to acquire a Croydon mixed-use investment property, ideally positioned to benefit from the area’s ongoing regeneration and strong rental demand.

This freehold asset combines commercial units and residential units, offering diversified income streams and significant asset management potential. With Croydon’s commercial yields among the highest in London and major regeneration projects underway, this property is perfectly placed for investors seeking both immediate returns and long-term growth. The property is offered for sale by auction on or before 23rd June 2026 Lot 10, with a comprehensive legal pack available for review.
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Prime Location and Connectivity
The Croydon mixed-use investment property is situated in a prime location within Croydon, one of London’s most dynamic and well-connected boroughs. Croydon benefits from exceptional transport links, including Croydon stations/lines], providing fast access to Central London (15 minutes to London Bridge or Victoria) and Gatwick Airport. The area is a designated Opportunity Area and Growth Zone, attracting significant public and private investment. Croydon’s town centre is undergoing a major transformation, with the Westfield/URW masterplan set to deliver thousands of new homes, flexible retail space, and enhanced public realm. This strategic location ensures strong tenant demand and excellent prospects for capital growth.
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Property Layout and Accommodation
This Croydon mixed-use investment property comprises 1 plus further units at ground floor level and 4 residential units above. The commercial accommodation is suitable for a range of uses under Class E, including retail, office, or leisure, while the residential units provide stable income and appeal to a broad tenant base.



The property is presented in good condition, with scope for further enhancement or reconfiguration subject to planning. Floorplans and a virtual tour are available on request.
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Tenancy and Investment Details
The property is currently fully, generating a gross rental income of £141,000 per annum. The commercial units are let to commercial businesses while the residential units are let on ASTs/other agreements. There is potential to increase rental income through active asset management, lease re-gearing, or refurbishment. Croydon’s average gross commercial yield stands at 5.7%, the highest in London, with the CR0 postcode achieving up to 5.4%. This property offers an attractive blend of income security and value-add potential, appealing to both private and institutional investors.
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Regeneration and Development Potential
Croydon is at the heart of one of London’s largest regeneration programmes, with over £50 million invested in the town centre and further funding allocated for infrastructure and public realm improvements. The Westfield/URW masterplan will deliver 2,500–3,000 new homes and up to 93,000m² of flexible retail and leisure space. The property’s location within the Opportunity Area and Growth Zone enhances its long-term prospects, with potential for redevelopment, conversion, or extension (subject to planning). Permitted development rights allow for conversion from Class E (commercial) to Class C3 (residential) under Class MA, offering flexibility for future asset management. For more information on planning and permitted development, see GOV.UK guidance and Croydon Council Planning & Regeneration.
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Market Context and Buyer Profile
Croydon’s commercial and mixed-use property market is characterised by strong yields, robust tenant demand, and a diverse buyer base. Investors are attracted by the area’s affordability, connectivity, and regeneration prospects. Typical buyers include private investors, family offices, and property companies seeking value-add opportunities, as well as institutional investors targeting long-term growth. The flexible planning environment and permitted development rights further enhance the appeal of mixed-use assets in Croydon. Recent transactions, such as the sale of Melrose House, demonstrate ongoing investor appetite for well-located, income-producing properties with asset management potential.
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Planning and Compliance
The property benefits from flexible planning use, with commercial accommodation falling under Class E (Commercial, Business & Service) and residential units under Class C3 (Dwellinghouses). Permitted development rights allow for conversion from commercial to residential use, subject to prior approval and compliance with local planning policies. Croydon Council has implemented Article 4 Directions in certain areas, so prospective buyers should review the legal pack and consult with planning professionals before proceeding. The property is [PLACEHOLDER: EPC rating], meeting current energy efficiency standards. For further guidance on use classes and permitted development, visit the Planning Portal.
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Amenities and Local Environment
The Croydon mixed-use investment property is surrounded by a wealth of amenities, including shops, restaurants, cafes, and leisure facilities. The area is home to major employers, educational institutions, and cultural attractions, contributing to strong demand from both commercial and residential tenants. Public realm improvements and new developments are enhancing the vibrancy and appeal of Croydon town centre. The property’s proximity to transport hubs, green spaces, and retail destinations makes it an attractive proposition for occupiers and investors alike.
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Asset Management and Value-Add Opportunities
This property offers significant scope for asset management and value creation. Opportunities include reconfiguring the commercial accommodation, refurbishing residential units, or exploring redevelopment options (subject to planning). The flexible planning environment and permitted development rights enable a range of strategies, from increasing residential density to introducing new commercial uses. Investors can capitalise on Croydon’s regeneration and rising rental values, positioning the asset for long-term growth and enhanced returns. For a valuation or to discuss asset management strategies, visit our valuation services page.
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Auction Details and Legal Information
The Croydon mixed-use investment property is offered for sale by public auction on The guide price is £1,450,000], with the legal pack available for download from the Palace Auctions website.

The property is sold subject to the existing tenancies and in accordance with the auction terms and conditions. Prospective buyers are advised to review the legal documentation and seek independent legal and financial advice before bidding. For details of upcoming auctions and to register to bid, visit our auction catalogue.
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Viewing Arrangements and Enquiries
Viewings are strictly by appointment through Palace Auctions London. To arrange a viewing or request further information, please contact our team on or email . Early viewing is recommended to fully appreciate the property’s potential and secure this prime Croydon mixed-use investment opportunity. Our experienced team is on hand to provide guidance and support throughout the auction process.
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Why Invest in Croydon?
Croydon is one of London’s fastest-growing boroughs, offering a compelling combination of high yields, regeneration, and connectivity. The area’s transformation is attracting new businesses, residents, and investors, driving demand for quality commercial and residential accommodation. With major infrastructure projects, public realm improvements, and a supportive planning environment, Croydon is set for sustained growth. This mixed-use investment property provides a rare opportunity to secure a foothold in a thriving market with strong prospects for income and capital appreciation.
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Internal and Outbound Links
• Internal Links:
o Palace Auctions Auction Catalogue
o Palace Auctions Valuation Services
• Outbound Links:
o GOV.UK: When is permission required?
o Croydon Council Planning & Regeneration
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Summary and Call to Action
In summary, this Croydon mixed-use investment property represents an outstanding opportunity for investors seeking a prime asset in a high-growth location. With strong rental yields, asset management potential, and the benefits of Croydon’s ongoing regeneration, this property is ideally suited to both seasoned investors and first-time buyers. For further information, to arrange a viewing, or to request the legal pack, please contact Palace Auctions London today. We recommend seeking independent legal and financial advice before bidding. For expert guidance on property auctions, valuations, and asset management, visit our website or speak to our team.