1. Asset Header
| Asset Code | LON-WhiteHouse |
| Asset Name | White House, London |
| Address | White House, London |
| Postcode | SE1 9GA |
| Fund | CMT |
| Jurisdiction | England & Wales |
| Tenure | Long Leasehold |
| Title Number | TGL201815 |
| Acquisition Date | 27 Feb 2026 |
| Purchase Price | £9,780,000 |
| Managing Agent | — |
2. Event Calendar
| Date | Type | Demise | Description | Severity | Days Until | Notes |
|---|---|---|---|---|---|---|
| 30 Sep 2028 | Rent Review | Unit 4 | — | 852 | — | |
| 30 Sep 2028 | Rent Review | Unit 1 | — | 852 | — | |
| 30 Sep 2033 | Lease Expiry | Unit 4 | — | 2678 | — | |
| 30 Sep 2033 | Lease Expiry | Unit 1 | — | 2678 | — |
3. Action Register (Items Requiring Attention)
No data available.
4. Property & Location
Property Description
The subject property comprises two entirely self-contained, recently refurbished office units totalling 15,081 sq ft NIA (17,529 sq ft GIA) arranged over ground and lower ground floors within The Whitehouse residential apartment block. Unit 1 extends to 12,413 sq ft NIA (14,472 sq ft GIA) whilst Unit 4 comprises 2,668 sq ft NIA (3,057 sq ft GIA). The majority of the office accommodation in Unit 1 is situated at lower ground level, including impressive floor-to-ceiling heights ranging from 3.4 metres to 4.1 metres allowing natural light to flow through the contemporary offices. A comprehensive refurbishment costing approximately GBP 2.6 million has been completed by the tenant to create a high quality modern workspace comprising best-in-class amenity with renewed mechanical and electrical services. Both properties are held on separate 999-year leases. Unit 1 under Title No. TGL253073 held on a 999-year lease commencing 4 February 2005 from Whitehouse Apartments Freehold Limited at a rent of GBP 1,500 per annum increasing by GBP 1,500 every 25 years. Unit 4 under Title No. TGL201815 held on a 999-year lease commencing 22 March 2002 at a peppercorn rent.
Location
The Whitehouse is located in the heart of the South Bank, strategically positioned between the City and West End on the southern bank of the River Thames. Over the past five years the South Bank has firmly established itself as one of Central London's most dynamic commercial, residential and cultural centres. The South Bank is one of London's most diverse and exciting hotspots, situated alongside the River Thames and host to world-renowned attractions including Shakespeare's Globe Theatre, The National Theatre, the Tate Modern and Borough Market. The local area is home to many global institutions including PwC, EY, Red Bull and WPP, alongside countless smaller start-ups and TMT occupiers. The property benefits from excellent transport communications, less than 300 metres from Waterloo Station which serves over 90 million passengers annually. Easy pedestrian access to the West End is afforded via the Hungerford footbridge, with arrival at Covent Garden within 10 minutes. The Waterloo Station masterplan by Grimshaw sets out aspirations to redesign the northern concourse, create a new southern concourse, more than 40 new walking and cycling routes, approximately 1,900 sqm of new green space and improved public realm.
Market Context
A location that has long been associated with culture and art, in recent years the South Bank has evolved to become a creative and employment district of great importance to Central London. The South Bank is one of London's most diverse and exciting hotspots, with front row views over the City's famous skyline. The submarket has a corporate role to play as home to many global institutions and also nurtures countless smaller start-ups and TMT occupiers. As London's occupational market has changed, South Bank has taken centre stage as it rightfully positions itself as one of the most desirable office locations in Central London.
5. Property Gallery
Location
Street View
Open in Google Maps ↗Property Photos
No photos available. Place .jpg / .png / .webp files in _reports/images/LON-WhiteHouse/ and regenerate.
6. Risk Score & Data Confidence
Risk Score
| Factor | Weight | Raw Score | Weighted |
|---|---|---|---|
| Covenant Strength | 25% | 100 | 25.0 |
| Lease Security (WALB) | 30% | 60 | 18.0 |
| Income Concentration | 25% | 30 | 7.5 |
| EPC & Regulatory | 20% | 100 | 20.0 |
Scoring: Covenant Strength is rent-weighted by tenant tier (GREEN 100, AMBER 50, RED 10) with a net-assets-to-rent coverage test that caps the score where the named obligor's balance sheet is thin relative to the annual rent. Lease Security uses WALB (weighted average lease term to break). Income Concentration uses the Herfindahl-Hirschman Index of passing rent by tenant. EPC & Regulatory assesses rating headroom against current and anticipated minimum standards.
Limitations: Does not incorporate capex liability (pending full TDD data coverage), reversion risk (ERV data sparse), or liquidity / lot-size factors. Tenants without financial data or without a covenant tier score at a conservative default. EPC thresholds reflect current legislation; anticipated future standards are scored directionally, not probability-weighted.
Data Confidence
| Factor | Weight | Raw Score | Weighted |
|---|---|---|---|
| Credit Freshness | 40% | 50 | 20.0 |
| Field Completeness | 40% | 100 | 40.0 |
| TDD Coverage | 20% | 100 | 20.0 |
Scoring: Data Confidence measures the completeness and verification status of the underlying data used to produce this report. Factors include lease abstraction coverage, tenant credit data freshness, and the proportion of fields verified against source documents. A low score indicates gaps in the data that may affect the reliability of derived metrics.
7. Income Summary
| Gross Contracted Rent | £818,317.50 |
| Less: Void Costs | £0 |
| Less: Irrecoverable Costs | £0 |
| Estimated NOI | £818,317.50 |
8. 5-Year Cashflow Projection
Cashflow projection will be available once rent review assumptions, void cost projections, and capex phasing are finalised for this asset.
9. Tenant & Covenant
| Demise | Tenant | CRN | Covenant | Credit Score | Accounts Freshness | CH Status | Accts Overdue | Insolvency | Strike-Off | Judgments | Charges | No. Staff | Turnover | Profit / (Loss) | Net Worth | Guarantor |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Unit 1 | GIA Surveyors Limited | 14032506 | GREEN | 93 (scored 25 May 2026, accounts YE 31 Mar 2025) | stale (>12m) | active | ✓ No | ✓ No | ✓ No | 0 | 0 | 136 | £17,547,000 | £183,000 | £22,077,000 | None |
| Unit 4 | GIA Surveyors Limited | 14032506 | GREEN | 93 (scored 25 May 2026, accounts YE 31 Mar 2025) | stale (>12m) | active | ✓ No | ✓ No | ✓ No | 0 | 0 | 136 | £17,547,000 | £183,000 | £22,077,000 | None identified in documents reviewed |
Methodology: Credit scores sourced from third-party credit bureaux (CreditSafe / Visionnet). Companies House data (company status, accounts overdue, insolvency flag, strike-off warning, charges, judgments) retrieved via the Companies House API. Financial data (turnover, profit/loss, net worth, staff count) extracted from the most recent filed accounts.
Covenant tier criteria: RED = insolvency flag or strike-off warning present (overrides all other factors). AMBER = accounts overdue at Companies House, or credit score 40–69 where scored. GREEN = no adverse signals and credit score ≥70 where scored. Tier thresholds are configurable. The credit agency’s own model weights sub-metrics (net worth, declining turnover, etc.); concerning sub-metrics are displayed alongside the tier but do not override it.
Credit staleness: Fresh = accounts period end within 18 months; Stale = 18–30 months; Very stale = >30 months. Staleness is rent-weighted in the Data Confidence composite.
10. Lease Term
| Demise | Tenant | Start | End | Term (yrs) | Security of Tenure | Governing Law |
|---|---|---|---|---|---|---|
| Unit 1 | GIA Surveyors Limited | 3 May 2026 | 30 Sep 2033 | 5.00 | Contracted out (excluded from LTA 1954) | England and Wales |
| Unit 4 | GIA Surveyors Limited | 2 May 2022 | 30 Sep 2033 | 4.00 | Contracted out (excluded from LTA 1954) | England and Wales |
11. Rent
| Demise | Tenant | Passing Rent pa | Initial Rent pa | Commencement | Rent Free Period | Frequency | VAT | Turnover Rent | Late Interest Basis | £ psf |
|---|---|---|---|---|---|---|---|---|---|---|
| Unit 1 | GIA Surveyors Limited | £668,272.50 | £573,752.50 | 1 Apr 2021 | — | Quarterly In Advance 25 March, 24 June, 29 September, 25 December |
Not confirmed | No | — | £53.84 |
| Unit 4 | GIA Surveyors Limited | £150,045 | £135,755 | 2 May 2022 | — | Quarterly In Advance 25 March, 24 June, 29 September, 25 December |
Yes | No | 4% above Barclays Bank PLC Base Rate, compounded quarterly (EL definition: Prescribed Rate) | £56.23 |
| TOTAL | £818,317.50 | £54.26 |
12. Rent Reviews
| Date | Demise | Tenant | Mechanism | Status | Time of Essence | Description | Notes |
|---|---|---|---|---|---|---|---|
| 30 Sep 2028 | Unit 1 | GIA Surveyors Limited | Stepped | Lease-Derived | — | — | — |
| 30 Sep 2028 | Unit 4 | GIA Surveyors Limited | Stepped | Lease-Derived | — | — | — |
13. Break Options
No data available.
14. Demise & Area
| Demise | Tenant | Basis | Area (sqft) | Area (sqm) | % of Asset | Floor Breakdown |
|---|---|---|---|---|---|---|
| Unit 1 | GIA Surveyors Limited | NIA | 12,413 sqft | 1,153.2 sqm | 82.3% | — |
| Unit 4 | GIA Surveyors Limited | NIA | 2,668 sqft | 247.9 sqm | 17.7% | — |
| TOTAL | 15,081 sqft | 1,401.1 sqm | 100.0% |
Note: per-floor area breakdown not available in database. Refer to investment memorandum or lease plans for floor-by-floor measurements.
Demise Definitions (per lease)
15. Service Charge
| Demise | Tenant | SC Applies | Basis | Share % | SC Budget pa | Cap | Cap Scope | Cap Basis | Cap Base Year | Year End | Sweeper | Excluded Costs |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Unit 1 | GIA Surveyors Limited | Yes | Variable | — | — | — | N/A | — | — | Not Stated | — | — |
| Unit 4 | GIA Surveyors Limited | Yes | Variable | — | — | — | N/A | — | — | Not Stated | — | — |
| Total | — | — | — |
16. Repair & Dilapidations
| Demise | Tenant | Repair Basis | Repairing Obligation | Dilaps Basis | Dilaps Cap | SoC Attached | Internal Decoration (yrs) | External Decoration (yrs) | End-of-Term (mo) | Reinstatement Required |
|---|---|---|---|---|---|---|---|---|---|---|
| Unit 1 | GIA Surveyors Limited | Full Repairing & Insuring | Full Repairing | full | — | No | — | — | — | Yes |
| Unit 4 | GIA Surveyors Limited | Full Repairing & Insuring | Full Repairing | full | — | No | 5 | — | — | Yes |
17. Alienation
| Demise | Tenant | Assignment | Assignment Consent | Underletting | Underletting Conditions | Sharing (Group) | Charging | AGA Required | AGA In Force | Pre-emption Right |
|---|---|---|---|---|---|---|---|---|---|---|
| Unit 1 | GIA Surveyors Limited | Yes | With Consent | Yes | Permitted With Consent | Yes | — | — | Yes | — |
| Unit 4 | GIA Surveyors Limited | Yes | With Consent | Yes | Permitted With Consent | Yes | — | Yes | — | — |
18. Use
| Demise | Tenant | Use Class | Permitted Use | Keep-Open Obligation | Alterations Provision |
|---|---|---|---|---|---|
| Unit 1 | GIA Surveyors Limited | B1 / E | Offices — Class B1 Town and Country Planning (Use Classes) Order 1987 together with such ancillary uses as are necessary thereto | No | Landlord Consent (NTURW) |
| Unit 4 | GIA Surveyors Limited | B1 / E / E(g) | Offices within Class B1(a) of the Town and Country Planning (Use Classes) Order 1987 (as originally enacted) | No | Landlord Consent (NTURW) |
19. Insurance
| Demise | Tenant | Insurance Arrangement | Rent Cesser on Damage | Loss of Rent Cover (years) | Reinstatement Scope | Excess Responsibility |
|---|---|---|---|---|---|---|
| Unit 1 | GIA Surveyors Limited | Landlord (Recharged to Tenant) | Yes | — | Existing Lease cl.6.2 — either party may terminate on 4 months' notice if Block damage renders Premises unfit for use for more than 2 years 8 months and Premises cannot be reinstated within that period | — |
| Unit 4 | GIA Surveyors Limited | Landlord (Recharged to Tenant) | Yes | — | Either party may terminate on 3 months' written notice if reinstatement not completed 2 years 9 months after destruction or damage (EL cl.5(b)). | — |
20. EPC & MEES
| Demise | EPC Rating | Expiry | EPC Status | MEES Status |
|---|---|---|---|---|
| Unit 1 | B | 11 Apr 2032 | Valid | Compliant |
| Unit 4 | B | 11 Apr 2032 | Valid | Compliant |
21. ESG & Sustainability
No ESG data beyond EPC ratings. BREEAM, NABERS, or GRESB certifications, carbon emissions, water and waste metrics would appear here when available.
22. Special Provisions
| Demise | Stepped Rent | Personal Concessions | Yield-Up Obligation | Pre-Emption |
|---|---|---|---|---|
| Unit 1 | — | — | Landlord agreed not to enforce Reinstatement Obligations under the Existing Lease (cl.6.1 Reversionary Lease). However, Tenant covenants to perform Reinstatement Obligations in respect of Existing Lease Alterations AND any alterations during the reversionary term (cl.6.2 Reversionary Lease). Reinstatement obligation survives. | — |
| Unit 4 | — | — | Landlord agreed not to enforce EL Reinstatement Obligations (2019 RL cl.6.1 / 2023 RL cl.6.1). Tenant covenants to reinstate before end of relevant term: (i) all Existing Lease Alterations; and (ii) any alterations during the relevant RL term (2019 RL cl.6.2.1-2 / 2023 RL cl.6.2.1-2). | — |
23. WAULT & WALB
| Demise | Tenant | Rent pa | Yrs to Expiry | Yrs to Break | Rent × Yrs (Expiry) | Rent × Yrs (Break) |
|---|---|---|---|---|---|---|
| Unit 1 | GIA Surveyors Limited | £668,272.50 | 7.33 | 7.33 | £4,899,750.18 | £4,899,750.18 |
| Unit 4 | GIA Surveyors Limited | £150,045 | 7.33 | 7.33 | £1,100,124.60 | £1,100,124.60 |
| TOTAL | £818,317.50 | £5,999,874.78 | £5,999,874.78 |
24. Tenant Deposits
No data available.
25. Legal & Title
| Title Number | TGL201815 |
| Tenure | Long Leasehold |
| Solicitor / Firm | Landmark Information Group Ltd / Search Acumen Ltd (AtkinsRealis practitioner) |
| Report Date | 12 Feb 2026 |
Headlease Structure
Not determinable from this document. The source document is a Landmark Combined Utilities Report (Standard) — a pre-acquisition infrastructure search — and does not address tenure, title, or headlease structure. The search was prepared for Taylor Wessing LLP (Commercial) under matter reference RVL/ASH100.U3, in connection with Units 1 & 4, The Whitehouse, Belvedere Road, London, SE1 8YP. Headlease structure must be sourced from the Report on Title or official-copy title register for LON-WhiteHouse.
Restrictive Covenants
Not determinable from this document. The source document is a utilities infrastructure search and contains no Charges Register or Burdens section. Restrictive covenants must be sourced from the Report on Title or HMLR official-copy title register for LON-WhiteHouse.
Easements & Rights
The utilities search identifies multiple underground services and network apparatus in the vicinity of Units 1 & 4, The Whitehouse, Belvedere Road, London, SE1 8YP (OS grid reference 530921, 180197). Affected utility categories and operators confirmed as follows: Electricity — UK Power Networks (distribution HV), Utility Assets Ltd, TfL London Underground HV Power Cable Assets (Embankment–Morden line; Drawing R2509_2); Gas — SGN Southern Gas Networks (low/medium pressure mains confirmed within the search area; SGN safety advice enclosed; no intermediate or high-pressure apparatus identified at this search); Water and Sewerage — Thames Water Utilities Ltd (sewers and water mains confirmed; sewer map ref ALS/ALS Standard/2026_5276065; manhole data at OS coordinates 530922,180201); Telecoms — C.A. Telecom UK Ltd (Colt Technology Services infrastructure on European backbone link; C3 request required before any works near Colt apparatus), Openreach / British Telecommunications (BT apparatus in vicinity; Click Before You Dig contact required), Verizon, Virgin Media, Vodafone; Other — Linesearchbeforeudig (LSBUD Ref: 40127138; ESP Utilities Group, EXA Infrastructure, Fulcrum Pipelines, SGN, TfL HV Cables, UK Power Networks, and Zayo Group UK also registered on LSBUD). One response outstanding at date of issue: London Borough of Lambeth (council plant). London Underground Ltd plans were not ordered as part of this search (works description: Development Appraisal) but TfL LU HV Cable Assets did respond separately. The report was compiled by AtkinsRealis under PAS 128 Survey Category D standards (desktop search; positional accuracy not guaranteed). Note: formal easements, wayleave agreements, and rights of way are not evidenced by this search — those must be sourced from the Report on Title and title register. The presence of the above utility apparatus may give rise to third-party access rights and diversionary obligations material to any development or refurbishment programme.
Charges & Encumbrances
Not determinable from this document. The source document is a utilities infrastructure search and contains no mortgage, charge, or debenture register information. Charges must be sourced from the Report on Title and HMLR official-copy Charges Register for LON-WhiteHouse.
Planning
Not determinable from this document. The source document is a utilities infrastructure search; planning consents, listed building status, and conservation area designations are not addressed. The Environment Agency response (p.20–21) notes that the site may be subject to flood risk activity permitting requirements under Environmental Permitting (England and Wales) Regulations 2016 if works are proposed within 8m of a fluvial main river or within 16m of a tidal river or sea defence. The Statutory Main River Map should be consulted prior to any groundworks. The EA response did not identify specific flood defence plant in the search area. Planning matters must be sourced from a Local Authority Search and the Report on Title.
Overage
No overage identified. The source document is a utilities infrastructure search and contains no overage, clawback, or development uplift provisions. Overage must be confirmed via the Report on Title.
Summary
DOCUMENT TYPE MISMATCH — STAGE 2 CORRECTION FLAG SET. This Stage-1 record was routed through the ReportOnTitle BLD pipeline but the source document is a Landmark Combined Utilities Report (Standard), reference 261959, dated 12 February 2026. It is a pre-acquisition infrastructure search, not a solicitor's Report on Title. It was prepared by Landmark Information Group Ltd / AtkinsRealis for Taylor Wessing LLP (Commercial), matter RVL/ASH100.U3, covering Units 1 & 4, The Whitehouse, Belvedere Road, London, SE1 8YP (Local Authority: Lambeth). The correct BLD doctype is 'Search', not 'ReportOnTitle'. The document should be re-classified and the Stage-1 record updated accordingly. Principal findings from the utilities search relevant to asset management of LON-WhiteHouse: (1) Multiple utility networks are confirmed within the site area, including Colt Technology Services telecoms on a critical European backbone link (C3 request mandatory before works; Colt-approved contractors only), TfL London Underground HV power cables (Drawing R2509_2; hand-dig only), UK Power Networks electricity distribution, SGN Southern Gas Networks, and Thames Water sewers/water mains. Any future refurbishment, development, or groundworks at the Whitehouse site will require advance coordination with multiple statutory undertakers. (2) The Colt Technology Services restriction is a significant constraint: any works near Colt apparatus require Colt-approved contractors and prior C3 authorisation, with potential for substantial contractual damage claims for service interruption. (3) TfL LU HV cables are confirmed in the vicinity (Embankment–Morden line); LU plans were not included in the main order but TfL Drawing Services confirmed apparatus and responded with drawing R2509_2. This should be reviewed by the managing agent prior to any planned works. (4) Flood risk permitting may be required under EPR 2016 if works are proposed near main rivers or sea defences — the EA response referenced open data flood defence datasets. (5) One response outstanding: London Borough of Lambeth (council plant — highways/street lighting). This search is valid for the period specified by each individual asset owner; the LSBUD results expire after 28 days from date of enquiry (20 January 2026). A formal Report on Title for LON-WhiteHouse has not been sighted in this pipeline cell and must be located and abstracted separately.
26. Technical Due Diligence
| Survey Date | 26 Jan 2026 |
| Surveyor / Firm | Epsilon Environmental Limited (Phase I ESA lead); Arthian Limited (Flood Risk Appraisal sub-contractor) |
| Survey Type | Condition Survey |
| Structure | reinforced_concrete |
| Building Age | 65 yrs |
Key Findings & Defects
This document is a Phase I Environmental Assessment and Flood Risk Appraisal (Project Ref: 26-0018, January 2026) prepared by Epsilon Environmental Limited for Alderan in support of due diligence for the purchase of the virtual freehold of Units 1 & 4, The Whitehouse, Belvedere Road, SE1 8GA. It does NOT constitute a building defects survey, TDD, or Schedule of Condition; accordingly no structural defects, façade deficiencies, roof condition, asbestos survey findings, or remedial capex schedules are contained within the report. The building was originally constructed in the 1960s as the Shell Centre ('Downstream Building'), designed by Sir Howard Robertson, and has since been redeveloped into luxury residential apartments with a swimming pool, gym, and sauna. Units 1 and 4 are two self-contained, recently refurbished office units arranged over the ground and lower ground floors within the refurbished residential apartment block. Unit 1 is predominantly on the lower ground floor (floor-to-ceiling height 4.5m) with a ventilation system and shower facilities; Unit 4 is on the ground level with raised floors and suspended ceilings. From an environmental standpoint, no defects or conditions requiring remediation have been identified. The Council confirmed no records of contamination under Part IIA of the Environmental Protection Act 1990. Full footprint excavation during construction of the current building removed Made Ground and superficial deposits, substantially eliminating residual contamination risk from historical industrial uses (which included the Lion Brewery Co, a British heritage brewery founded in 1836, and the 1951 Festival of Britain exhibition site). Ownership contamination liability risk is rated LOW by Epsilon Environmental. The lower ground basement contains plant rooms housing condensers and air conditioning equipment; these were noted during the January 2026 site visit as potentially vulnerable to surface water flooding ingress but no defects or equipment failures were reported. No threshold drainage was observed at the main front entrance; a site representative advised that in approximately 13 years of site maintenance there has been no known history of surface water flooding affecting the entire area.
Plant & Services Condition
This document (Phase I Environmental Assessment & Flood Risk Appraisal) does not include a mechanical and electrical (M&E) plant condition survey. No condition assessment of HVAC, lifts, electrical distribution, fire suppression systems, or building management systems is provided within this report. The only M&E reference is an observation from the January 2026 site visit (page 19 of the Flood Risk Appraisal sub-report): the lower ground level contains basement plant rooms housing condensers and air conditioning equipment. These rooms were noted as potentially vulnerable to ingress during a surface water flooding event, given their position below surrounding ground levels and reliance on construction quality, waterproofing, and drainage systems. No condition deficiencies were reported. A dedicated M&E survey or TDD report would be required to assess plant age, remaining economic life, and replacement schedule for this asset. No capex data is available from this document.
EPC / Energy Compliance
This Phase I Environmental Assessment and Flood Risk Appraisal contains no EPC ratings, MEES commentary, or energy performance data for Units 1 & 4, The Whitehouse. No current band, sub-E or sub-C exposure assessment, or indicative cost to reach any EPC band is included in this report. The document scope is limited to ground contamination risk and flood risk appraisal only. EPC certificates for the demised units should be obtained separately from the EPC register or from the managing agent to assess MEES compliance under the Energy Efficiency (Private Rented Property) (England and Wales) Regulations 2015 (as amended). Under E&W MEES, all commercial lettings must achieve at least band E; the trajectory to band C by 2027–2028 and band B by 2030 (proposed) should be evaluated once current band certificates are sourced. Flood zone classification (Flood Zone 3) is noted as potentially relevant to ESG and climate risk reporting for this asset (as flagged at §1.4.2 of the Flood Risk Appraisal sub-report, page 7): available national datasets may not fully reflect the potential impacts of climate change, and if a full detailed assessment across all climate change scenarios is required for ESG reporting or asset risk, further assessment may be needed.
| Survey Date | 23 Jan 2026 |
| Surveyor / Firm | Black Cat Building Consultancy |
| Survey Type | Building Fabric Survey (TDD) |
| Structure | Reinforced concrete frame and floors; 2005 entrance extension steel frame with suspended timber joist flat roof; Portland stone ashlar external elevations; aluminium curtain walling |
| Building Age | 65 yrs |
Key Findings & Defects
Site in good to fair condition. External fabric fair with minor defects: curtain walling weathered, missing weep caps, deteriorated sealants; Portland stone soiling and mortar deterioration. Single-ply flat roofs estimated 20-25 years old, medium-to-long-term replacement required. Common parts corridors in poor condition: fire doors damaged/worn/inadequately fire-stopped, multiple fire compartmentation breaches where services penetrate walls and floors. Historic water ingress from tenants above. Unit 1 lower ground floor has poor accessibility with no level access to ground floor or lower ground floor. Both units in good condition internally following 2022 CAT A/B refurbishment.
Plant & Services Condition
Majority of M&E in fair to good condition following 2022 refurbishment. Mitsubishi VRF systems: Unit 4 fully 2022 vintage; Unit 1 mix of 2022 and retained 2015 systems (2015 units approaching end of life, medium-term replacement required). Mallard supply AHU and standalone extract fan c. early 2000, at end of anticipated life expectancy, short-to-medium-term replacement required. Cold water storage tanks c. 2000, medium-to-long-term replacement. Cold water booster set 2024, good condition. Main LV switch panel approximately 26 years old, medium-term overhaul/replacement required. Smoke ventilation, CCTV, door access, intruder alarm, pull cord systems require overhaul long-term. Sprinkler pipework largely replaced 2022. No statutory/maintenance documentation available on site.
EPC / Energy Compliance
EPCs for both units rated B and valid until 11th April 2032. Unit 1: score 48 (Band B). Unit 4: score 34 (Band B). EPCs will require renewal prior to re-letting when underleases expire in 2033. Opportunities for improving EPC ratings are limited with no external space available for solar PV. Air source heat pumps may be feasible for hot water generation subject to further assessment and planning approval. Energy efficiency measures installed: VRF heating/cooling systems, MVHR, LED lighting with PIR occupancy detection controls.
Estimated Capex: £822,000 over 10 years
| Survey Date | 23 Nov 2021 |
| Survey Type | Building Fabric Survey (TDD) |
Key Findings & Defects
This is a narrow-scope fire barrier inspection report dated 23 November 2021, prepared for Zero Workspace at The White House. The document identifies 3 issues relating to Rockwool fire barrier installations. The text-extractable content is limited to issue headings; the substantive findings are contained in photographs and annotations embedded in the PDF which are not machine-readable from this extraction. The three issues identified all relate to Rockwool fire barrier integrity. Rockwool passive fire protection is a passive fire stopping product used to seal penetrations in compartment walls and floors; defective or missing barrier material compromises the fire compartmentation strategy of the building. The precise nature, location, and severity of each of the three identified defects cannot be confirmed from the extracted text alone — operator review of the PDF photographs is required to classify urgency (immediate vs. medium-term) and to determine remedial scope. Given the fire-life-safety classification of passive fire protection defects, all three items should be treated as potentially urgent pending visual review. No capex quantum, reinstatement cost, or structural commentary is present in this document.
| Survey Date | 18 Nov 2021 |
| Survey Type | Condition Survey |
Specialist & Compliance Surveys
Fire, asbestos, invasive-species, environmental and commissioning documents held on file (not building-fabric due diligence).
| Survey Type | Surveyor / Firm | Date | Summary |
|---|---|---|---|
| Building Control | David Howell (via South Bank Management Company) | 29 Jan 2026 | BAC application refused by Building Safety Regulator (BSR) on 5 August 2025. Three non-compliances identified with enforcement notice deadlines: (1) Failure … |
| Fire Risk Assessment | PIB Risk Management Limited | 8 Dec 2025 | This document is a Fire Risk Assessment (FRA), not a Technical Due Diligence report. Accordingly it does not address structural defects, fabric condition, or… |
| Fire Risk Assessment | Office Test Limited | 4 Mar 2025 | This document is a Fire Risk Assessment (FRA) rather than a TDD or structural condition survey; accordingly, it does not address building fabric defects, str… |
| Legionella Risk Assessment | PH Water Technologies | 19 Dec 2024 | This document is a Legionella Risk Assessment (LRA), not a building fabric survey. As such, no structural, fabric, or material defects are assessed. The repo… |
| Fire Risk Assessment | Tetra Consulting Ltd | 13 Nov 2024 | The fire risk assessment identified 12 actions across Whitehouse Apartments, 9 Belvedere Road, London SE1 8YP, a Higher Risk Building (HRB) registered under … |
| Japanese Knotweed Management | South Bank Management Company (SBMC) | 1 Nov 2024 | — |
| Fire Alarm / System Commissioning | RS Fire Protection UK Ltd | 16 Dec 2021 | Document is a fire alarm commissioning certificate, not a building condition survey or TDD report. No defects assessment is present in this document. The cer… |
| Fire Alarm / System Commissioning | RS Fire Protection UK Ltd | 16 Dec 2021 | This document is a fire alarm maintenance/commissioning report form issued by RS Fire Protection UK Ltd (Units 6-8 Leaches Farm Business Centre, Bicester Roa… |
| Fire Alarm / System Commissioning | RS Fire Protection UK Ltd | 16 Dec 2021 | — |
| Fire Alarm / System Commissioning | RS Fire Protection UK Ltd | 16 Dec 2021 | No defects or deviations from BS 5839-1:2019 were recorded on commissioning. The commissioning certificate (certificate number 2620/21, dated 16 December 202… |
| Fire Alarm / System Commissioning | JPM Fire Protection Ltd | 23 Nov 2021 | This document is a fire barrier repair invoice, not a technical due diligence report. The site job sheet (page 3) records repair works to an existing fire ba… |
| Asbestos Survey | Derisk UK Ltd | 24 Jun 2015 | This document is an Asbestos Management Survey (Job No. 15023, Issue 02) of The Whitehouse Apartments, 9 Belvedere Road, London SE1 8YP, conducted by Derisk … |
27. Agent Report Summary
No agent reports abstracted. When quarterly property management reports are received from the managing agent, they will be processed and summarised here.
28. Changes Since Last Report
Change tracking requires a prior report baseline. After the next regeneration, rent movements, lease events, covenant changes, and data quality shifts will be highlighted here.
29. Appendix: Abstraction Metadata
| Demise | Abstracted | Schema Version | Confidence | Verification |
|---|---|---|---|---|
| Unit 1 | 21 Apr 2026 | — | — | Draft |
| Unit 4 | 27 Apr 2026 | — | — | Draft |
30. Data Quality
Overall Data Confidence Score: 80/100
| Demise | Fields Populated | Completeness % | Key Gaps |
|---|---|---|---|
| Unit 1 | 19/19 | 100% | Complete |
| Unit 4 | 20/20 | 100% | Complete |
31. Disclaimer
This summary information has been prepared by Grand Canal Capital Partners Limited for illustrative purposes only. Grand Canal Capital Partners Limited makes no representation or warranty, express or implied, as to the accuracy, completeness, or reliability of the information contained in this summary. This report has been prepared solely on the basis of information and documentation made available to Grand Canal Capital Partners Limited, which may not constitute a complete record of all relevant material. Verification against actual source material is required. By using this summary, you acknowledge and accept these limitations.