245, Lillie Road, Hammersmith and Fulham, London, SW6 7LN

Description

An income-producing investment comprising a well located advertising hoarding on a flank wall, let to JCDecaux UK Ltd at £11,500 per annum, reflecting a 15.33% yield based on the guide price. The flank wall forms part of a mixed-use building arranged over ground and two upper storeys. The advertising structure has operated since 2002 as a 48-sheet digital advertising display, having historically operated as an Ultra Vision rotating display and a scroller unit prior to digital conversion in 2018.

Accommodation

Flank wall of a mixed-use building arranged over ground and two upper storeys, accommodating a 48-sheet digital advertising display.

Location

Situated on the south side of Lillie Road near its junction with Pellant Road, adjacent to Sir John Lillie Nursery and Primary School within the London Borough of Hammersmith and Fulham. Lillie Road forms part of the A3218, running west from West Brompton towards Fulham Palace Road (A219), intersecting with North End Road and Munster Road. The immediate vicinity comprises a mixed-use commercial and residential locality benefiting from substantial pedestrian and vehicular traffic.

Tenure / Property Information

Investment Analysis

Income investment comprising a digital advertising hoarding let to JCDecaux UK Limited at a passing rent of £11,500 per annum. The stated 15.33% yield implies a value of approximately £75,000, consistent with the guide, but this is not a formal valuation. Flat sales at the address are not relevant comparables to the advertising interest.

Investment Snapshot

Strategy Recommendation

Consider as a yield-led commercial income hold only if the legal pack confirms the lease, tenant covenant, advertising rights and a workable route to registering the leasehold title.

Works Required

No refurbishment works are identified. The investment is acquired subject to the existing lease and advertising installation; legal review and resolution of registration requirements are required.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the guide, the implied 75% refinance against the £75,000 base value is £56,250. Including the administration charge, indicative cash remaining is £20,550 before finance, tax and other transaction costs. Refinanceability may be affected by the unregistered leasehold title.

Buy-to-Let Analysis

This is a commercial income investment rather than residential BTL. The passing rent is £11,500 per annum, producing 15.33% on the £75,000 guide and approximately 14.97% including the stated £1,800 administration charge. Further legal, disbursement and ownership costs are excluded.

Flip Analysis

A conventional flip is not supported by the evidence. No resale GDV, refurbishment scope or selling-cost allowance is available; the asset is an income-producing advertising interest rather than a residential unit.

Investor Risks & Due Diligence

• Leasehold title is unregistered and a previous registration application was cancelled.

• Further registration may require satisfying outstanding HM Land Registry requirements.

• Tenant concentration is wholly dependent on JCDecaux UK Limited.

• Additional legal fees, disbursements, searches, seller costs and transfer fees may be payable.

• No formal valuation or independent advertising-income comparables are supplied.

Recommendation

Consider as a yield-led commercial income hold only if the legal pack confirms the lease, tenant covenant, advertising rights and a workable route to registering the leasehold title.

Strategy Rating

Analysis Confidence

Passing rent, lease term, guide price and administration charge are supplied, but there is no formal valuation, external rent evidence, refurbishment budget, full cost schedule or evidence resolving the unregistered leasehold title.