350 Melton Road, Leicester, Leicestershire, LE4 7SL

Description

Well Located Freehold Industrial Ground Rent Investment

Accommodation

Site area approximately 1.93 acres (0.781 hectares), including a service yard/car park accessed via Uxbridge Road.

Location

Situated within an established industrial area on the west side of Melton Road (A607), two miles north of Leicester City Centre and a short distance south of the A563. Leicester is 22 miles south of Nottingham and 34 miles north-east of Birmingham. Nearby occupiers include Duplus, Alpha Tutorials, Builldworld, Envy Pos and Midland Langar Seva Society.

Tenure / Property Information

Investment Analysis

The £750,000–£800,000 auction guide provides the only current pricing evidence for the subject property. The 2019 sale of 340 Melton Road at £695,000 is a relevant nearby historical comparable, but no size, lease or income details are supplied. A guide-based base scenario of £775,000 is used only as an indicative estimate, not a formal valuation. VAT is applicable and no buyer or administration charges are provided.

Investment Snapshot

Strategy Recommendation

Consider only as a long-term commercial income investment, subject to reviewing the occupational lease, passing rent, rent review provisions, VAT and all seller or third-party charges. Do not bid on a refurbishment, BRRR or flip basis using the supplied evidence alone.

Works Required

No refurbishment or capital works are identified in the supplied description. The key work before bidding is legal and investment due diligence on the occupational lease, rent, review provisions, VAT treatment and site access.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR is not supported by the evidence. There is no refurbishment budget, verified passing rent, finance cost, purchase-cost schedule or refinance valuation. The indicative 75% refinance of the £775,000 base scenario is £581,250, but cash left in cannot be calculated without total project cost and verified income.

Buy-to-Let Analysis

This is a commercial ground rent investment rather than a residential BTL. The property is entirely let, but the passing rent is not supplied. The £11,250 pcm figure relates to part of 350 Melton Road and is an advertised asking rent, so it cannot be used reliably to calculate the property's income or yield. The 39-year lease term, 2029 review and 2008 last review require verification.

Flip Analysis

A flip analysis is not supported. The asset is a tenanted freehold commercial investment with a lease expiring in 2065, and no supported resale valuation, selling allowance, works budget or verified income has been provided. The guide range should not be treated as a resale GDV.

Investor Risks & Due Diligence

• The passing rent and full occupational lease terms are not supplied.

• The property is entirely let under a lease expiring in 2065, with 39 years unexpired, which limits flexibility and requires detailed lease review.

• The next rent review is in 2029 and the last review was in 2008; the current rent and review mechanism are unknown.

• The £11,250 pcm rental evidence is for part of 350 Melton Road and is an advertised asking rent, not verified passing rent for the subject investment.

• VAT is applicable, but the amount and recoverability are not supplied.

• Buyer, administration, seller and other third-party charges are not quantified.

• No EPC, building condition, rent schedule or formal valuation evidence is supplied.

Recommendation

Consider only as a long-term commercial income investment, subject to reviewing the occupational lease, passing rent, rent review provisions, VAT and all seller or third-party charges. Do not bid on a refurbishment, BRRR or flip basis using the supplied evidence alone.

Strategy Rating

Analysis Confidence

The guide range, tenure, occupancy, lease dates, site area and one nearby historical sale are supplied, but passing rent, lease terms, rent review outcome, costs, VAT amount and investment valuation evidence are incomplete.