1 Holtspur Parade, Heath Road, Beaconsfield

Description

The property comprises a high yielding retail investment occupying a prominent corner pitch on a popular parade. Arranged across ground floor only, the property is let to a Cafe on a 10 year lease expiring 17.12.2027 and paying £10,000 per annum. We consider the property offers asset management potential via renewal of the lease and improvement of rent. The property occupies a prominent corner pitch at the end of a popular local parade. Set within a mixed use block, the surrounding area is characterised by similar mixed uses and local retailers.

Accommodation

Ground floor only.

Location

The property occupies a prominent corner pitch at the end of a popular local parade. Set within a mixed use block, the surrounding area is characterised by similar mixed uses and local retailers.

Tenure / Property Information

Investment Analysis

The two relevant same-parade leasehold comparables sold for £100,000 and £165,000 in 2022. The £80,000 2002 flat/maisonette sale is not treated as directly comparable. A cautious base GDV of £100,000 is used, with £165,000 as an upper evidence point; differences in size, specification, lease terms and condition are unknown. At the £85,000 guide, the passing £10,000 annual rent equates to an 11.76% gross yield before fees and other costs.

Investment Snapshot

Strategy Recommendation

Consider as a commercial income hold at the guide, subject to legal review of the lease, tenant covenant, repair obligations, service charges, VAT and all auction fees. Do not rely on lease renewal, rent uplift or refinance until evidenced.

Works Required

No refurbishment works or defects are evidenced. The investment strategy is primarily lease and rent management, including reviewing renewal and potential rent improvement before the lease expiry on 17.12.2027. Condition, compliance and repair liabilities require investigation.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £100,000 base GDV, a theoretical 75% refinance is £75,000. However, refurbishment costs, buyer charges, VAT treatment, finance costs and lender assumptions are not supplied, so cash left in and equity cannot be reliably calculated. The leasehold term has 82 years unexpired and the existing lease expires in 2027, both of which should be reviewed before relying on refinance value.

Buy-to-Let Analysis

This is a commercial leasehold income investment rather than a residential BTL. The stated passing rent is £10,000 per annum, or £833.33 pcm, producing an 11.76% gross yield at the £85,000 guide before buyer fees, VAT, finance, service charges, repairs and other costs. The lease expires on 17.12.2027, and renewal or rent improvement is only potential, not guaranteed. The advertised £5,500 pcm rental listing is not used because its comparability to this retail unit is unconfirmed.

Flip Analysis

A base GDV of £100,000 is supported cautiously by the £100,000 same-parade 2022 sale, with the £165,000 sale providing an upper evidence point. A flip appraisal cannot be completed reliably because works, acquisition costs, VAT, selling costs and a detailed specification are unavailable. No selling allowance is supplied, so flip surplus is not calculated.

Investor Risks & Due Diligence

• The existing 10-year lease expires on 17.12.2027; renewal and rent improvement are not guaranteed.

• Buyer premium, VAT and possible seller charges are not quantified, preventing a reliable total-cost or maximum-bid calculation.

• The property is leasehold with 82 years unexpired; title, ground rent, service charge and lease covenants are not supplied.

• Only two potentially relevant same-parade sales are available, with no size, specification or condition details.

• No condition, compliance, repair or maintenance information is supplied for the retail unit.

• The tenant's covenant strength and payment history are not provided.

Recommendation

Consider as a commercial income hold at the guide, subject to legal review of the lease, tenant covenant, repair obligations, service charges, VAT and all auction fees. Do not rely on lease renewal, rent uplift or refinance until evidenced.

Strategy Rating

Analysis Confidence

Passing rent, lease information, guide price and two same-parade sales are available, but floor area, condition, lease covenants, buyer/admin fees, VAT treatment, service charges, selling costs and detailed comparable particulars are missing.