113 Bryan Avenue, London, NW10 2PB

Description

The prominent warehouse is arranged over ground and mezzanine floors.

Accommodation

Ground Floor - 4,250 sq ft; Mezzanine - 1,195 sq ft; Total - 5,445 sq ft.

Location

Situated at the northern end of Bryan Avenue, close to its junction with Peter Avenue, in an established and predominantly residential area of Willesden, north-west London. The surrounding area provides a mix of residential accommodation and local commercial uses, with shops and amenities available nearby. Willesden Green Underground Station is within walking distance and provides services on the Jubilee line.

Tenure / Property Information

Investment Analysis

The £875,000 guide equates to approximately £161 per sq ft across 5,445 sq ft and an 8.00% gross yield on the stated £70,000 annual lease rent. No directly comparable warehouse sales, capitalisation rate or market valuation evidence is supplied, so GDV and a supported maximum bid cannot be established. The listed sold comparables are described only as “Other” or residential property types and are not sufficiently comparable for valuation.

Investment Snapshot

Strategy Recommendation

Consider only as a commercial income-hold investment, subject to satisfactory lease, tenant, condition, title, VAT and fee due diligence. Do not bid on an assumed GDV or unverified resale value.

Works Required

No physical works are evidenced. Review the schedule of condition, building condition, statutory compliance and repair obligations before bidding; the lease is stated to be effectively FRI subject to that schedule.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed because no supported GDV, refurbishment budget, financing terms or refinance valuation evidence is provided. The investment is currently income-led, but the annual break option and lease expiry create reletting and refinancing uncertainty.

Buy-to-Let Analysis

The contracted rent is £70,000 per annum, producing an 8.00% gross yield against the £875,000 guide before buyer fees, seller or third-party charges, VAT and finance costs. The lease has annual mutual break options, is contracted outside the Landlord and Tenant Act 1954 security provisions, and is stated to expire in 2029. No market rent evidence for the warehouse is supplied, so sustainable rental value and long-term income cannot be established.

Flip Analysis

A flip appraisal cannot be supported. There is no comparable warehouse valuation evidence, refurbishment budget, selling-cost allowance or confirmed market value. The supplied sold comparables are not sufficiently identified as comparable warehouse transactions.

Investor Risks & Due Diligence

• Annual mutual break option may shorten the income period.

• The lease is contracted outside the Landlord and Tenant Act 1954 security of tenure provisions.

• Lease expiry is stated as 2029, creating future reletting or renewal risk.

• The lease is subject to a schedule of condition, and the extent of repair obligations is not supplied.

• Buyer fees, seller or third-party charges and VAT treatment are not specified.

• No directly comparable warehouse sales or supported GDV evidence is provided.

• The auction guide is not a formal valuation.

Recommendation

Consider only as a commercial income-hold investment, subject to satisfactory lease, tenant, condition, title, VAT and fee due diligence. Do not bid on an assumed GDV or unverified resale value.

Strategy Rating

Analysis Confidence

The passing rent, guide price, accommodation, tenure and lease structure are provided, but there is no warehouse-specific valuation evidence, market rent evidence, condition report, buyer fee, VAT position, seller charges or refurbishment budget.