551 High Road, Wembley, Middlesex, HA0 2DW

Description

The property comprises a restaurant arranged over basement and ground floor.

Accommodation

Total accommodation of approximately 340.11 sq m (3,661 sq ft).

Location

Wembley is a densely populated London suburb located approximately 8 miles to the north-west of Central London. The North Circular (A406) is easily accessible and links to the M1 (J1), whilst the A40 provides access to the M40 and M25 (J16). Wembley Central Station is 285 metres west of the property and provides frequent London Underground (Bakerloo Line), London Overground and National Rail services. The property is situated on the south side of the High Road, close to its junction with Ranelagh Road. Occupiers close by include HSBC, Coral, Lloyd's Bank, Cake Box and Paddy Power amongst many others.

Tenure / Property Information

Investment Analysis

The property is a vacant leasehold restaurant comprising approximately 3,661 sq ft over basement and ground floor, with a 125-year lease from completion and peppercorn ground rent. The £325,000+ guide equates to approximately £88.78 per sq ft, but there is no supplied commercial sale, rental or valuation evidence to validate it. The sold comparables are residential flats and are not reliable comparables for this restaurant. Seller or third-party charges are also unspecified.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. Obtain a commercial valuation, achievable restaurant rent, full lease and special conditions, inspection report and itemised buyer or seller charges before considering purchase.

Works Required

No specific defects or required works are evidenced. A physical inspection should establish the condition of the basement, structure, services and existing restaurant fit-out before any works allowance is set.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR analysis cannot be supported without a commercial rental assessment, refurbishment budget, comparable commercial valuation or lender-specific commercial refinance terms. The long lease and peppercorn ground rent are positive lease features, but do not establish value or refinance capacity.

Buy-to-Let Analysis

BTL analysis cannot be established because the evidence contains only residential asking rents and no commercial restaurant rent, passing income or commercial yield evidence. The property is vacant, so there is no current income.

Flip Analysis

A flip appraisal cannot be established. No commercial GDV evidence, resale comparables, works budget, selling costs or market rent evidence is supplied. The residential sold comparables are not suitable for valuing this restaurant.

Investor Risks & Due Diligence

• Vacant commercial property with no evidenced rental income or tenant in place.

• No commercial rental evidence or valuation has been supplied.

• Residential sold comparables are not appropriate evidence for restaurant value.

• Condition and adequacy of the basement, services and restaurant fit-out are unknown.

• Additional seller or third-party charges may apply but are not quantified.

• Commercial resale and refinanceability are unverified.

Recommendation

Do not bid on the current evidence alone. Obtain a commercial valuation, achievable restaurant rent, full lease and special conditions, inspection report and itemised buyer or seller charges before considering purchase.

Strategy Rating

Analysis Confidence

The property description and lease terms are available, but there is no relevant commercial valuation, rent, condition, works, EPC, operating-income or fee evidence. The supplied comparables are residential and not directly relevant.