15-16 Peascod Street, Windsor, SL4 1DU

Description

The property is arranged on the ground floor only to provide two ground floor shop units. The upper floors have been sold off on a long lease.

Accommodation

Two ground floor shop units. Please refer to the accommodation and tenancy schedule.

Location

Situated in the heart of Windsor town centre on the pedestrianised Peascod Street, close to Windsor Castle and opposite Marks and Spencer. Nearby occupiers include Boots, River Island, Crew Clothing, Superdry, Ben & Jerry's, Franco Manca and Starbucks.

Tenure / Property Information

Investment Analysis

The £890,000 guide cannot be validated as market value from the supplied evidence. Sold comparables on Peascod Street range from £143,500 to £2,150,000, but no floor areas, accommodation details, lease terms, tenant information or transaction comparability are provided. The property comprises two ground-floor shop units, with upper floors sold off on long leases. A formal commercial valuation and review of the tenancy schedule are required.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. Obtain the tenancy schedule, passing rent, lease documentation, floor areas, service-charge and repair obligations, full buyer costs including VAT, and an independent commercial valuation before considering a hold strategy.

Works Required

No physical defects or refurbishment requirements are identified in the supplied evidence. Allow for inspection, legal review and any works confirmed by the tenancy schedule or survey; no works budget can be supported.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment is not supportable because the passing rent, tenancy terms, refurbishment requirement, full acquisition costs and market value are unavailable. The new 999-year lease and peppercorn ground rent are stated, but the leasehold investment value still requires commercial valuation evidence.

Buy-to-Let Analysis

The property is stated to be let, but no passing rent, lease terms, tenant covenant, expiry date or tenancy schedule is supplied. The £850 pcm evidence is an advertised rental listing and is not sufficient to establish rent for these commercial shop units. Consequently, rental income and yield cannot be calculated.

Flip Analysis

A flip appraisal cannot be established. The supplied Peascod Street sales are potentially relevant location evidence, but the absence of floor areas, condition, lease details and a supported resale value prevents calculation of project cost or surplus.

Investor Risks & Due Diligence

• Passing rent and tenancy terms are not supplied, so income and yield cannot be assessed.

• The £850 pcm rental evidence is only an advertised asking rent and may not relate to these commercial units.

• Buyer fee is unspecified and VAT applies to the lot; additional seller or third-party charges may also arise.

• Sold comparables have materially different prices and lack floor-area and lease-detail context.

• The upper floors have been sold off on long leases, so rights, repair obligations and interaction with the upper parts require legal review.

• The property is leasehold despite the stated new 999-year term; lease covenants, service charges and other lease liabilities remain unconfirmed.

Recommendation

Do not bid on the current evidence alone. Obtain the tenancy schedule, passing rent, lease documentation, floor areas, service-charge and repair obligations, full buyer costs including VAT, and an independent commercial valuation before considering a hold strategy.

Strategy Rating

Analysis Confidence

The address, use, tenure, occupancy, lease headline and guide are supplied, but key underwriting evidence is missing, including rent, tenancy terms, floor areas, condition, EPC, buyer fee and comparable details.