41 Powis Street, Woolwich, London, SE18 6HZ

Description

A Mid Terrace Commercial Building Arranged to Provide a Ground Floor Retail Unit with Ancillary Space on the Upper Floors Fully Let to Santander Producing £67,350 Per Annum

Accommodation

Ground Floor: Retail Unit. First and Second Floors: Ancillary Space. Total G.I.A Approximately 2,449 sq ft.

Location

Situated on a pedestrianised road close to local shops and amenities. Nearby multiples include Santander, Poundland and Specsavers. The open spaces of Wellington Park are within easy reach. Transport links are provided by Woolwich underground (Elizabeth line) and rail stations.

Tenure / Property Information

Investment Analysis

Indicative GDV benchmarked to the five supplied same-street freehold commercial comparables. Prices range from £400,000 to £1,573,888; the median is £708,333, used as the base GDV. Comparability is limited because sizes, leases and accommodation details for the comparables are not supplied. The property is fully let to Santander UK Plc at £67,350 per annum, but the lease commenced in 1970 for 60 years and therefore appears to run to approximately March 2030, subject to legal-pack confirmation.

Investment Snapshot

Strategy Recommendation

Consider as an income-holding commercial asset only after confirming the lease, rent status, tenant obligations, valuation and lender acceptability. Do not bid without a guide price and full legal-pack review.

Works Required

No repair, refurbishment or compliance works are evidenced. Obtain the legal pack, inspection information and EPC/compliance details before budgeting works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A 75% refinance of the indicative £708,333 GDV is approximately £531,250. Cash left in and equity released cannot be calculated without the purchase price, works budget and acquisition costs. The £1,800 administration charge is known, while disbursements remain unspecified. Refinancing risk is material if the lease position or Santander income is not acceptable to the lender.

Buy-to-Let Analysis

The stated passing rent is £67,350 per annum, equivalent to £5,612.50 pcm. Against the indicative base GDV, this represents approximately 9.51% gross income yield; the supplied comparable range implies approximately 4.28% to 16.84%. Acquisition yield cannot be assessed on total cost because no guide or purchase price is supplied. The single-tenant covenant and lease expiry position require legal review.

Flip Analysis

A resale benchmark can be indicated from the supplied comparables, but a reliable flip surplus cannot be calculated because there is no purchase price, refurbishment allowance, acquisition-cost detail or supported selling-cost allowance. No condition issues or value-add works are evidenced.

Investor Risks & Due Diligence

• The stated 60-year lease commencing 25 March 1970 appears to expire around March 2030; exact contractual position and renewal rights require legal-pack review.

• The property is fully dependent on one occupier, Santander UK Plc.

• No guide price is supplied, so maximum bid, total project cost and acquisition yield cannot be calculated.

• Comparable sale prices vary materially from £400,000 to £1,573,888 and their detailed accommodation and lease terms are not supplied.

• No condition, EPC, compliance, operating-cost or refurbishment information is provided.

• Buyer disbursements and other purchaser costs are not quantified; only the £1,800 administration charge is stated.

Recommendation

Consider as an income-holding commercial asset only after confirming the lease, rent status, tenant obligations, valuation and lender acceptability. Do not bid without a guide price and full legal-pack review.

Strategy Rating

Analysis Confidence

Passing rent, tenure, occupancy, lease headline, floor area and five sold comparables are supplied, but there is no guide price, condition evidence, EPC, legal pack, lease detail, operating-cost information or confirmed comparable accommodation basis.