57 Belsize Road, South Hampstead, London

Description

The property comprises 1,546 sq ft (144 sqm) of ground floor retail accommodation, with substantial frontages onto Belsize Road and Loundoun Road. The majority comprises the deli's trading area with customer seating; the remainder comprises a staff office and a WC. The shop also benefits from outdoor seating.

Accommodation

Ground floor only – 1,546 sq ft (144 sqm).

Location

Prominently located at the corner of the Belsize Road and Loundoun Road junction, within the affluent London residential neighbourhood of South Hampstead. The popular retailing destination of Fairfox Roid sits immediately adjacent.

Tenure / Property Information

Investment Analysis

The £565,000 guide equates to approximately £365 per sq ft for the 1,546 sq ft retail accommodation, before the unspecified buyer fee and any other charges. The supplied sold comparables are residential flats/maisonettes and are not suitable evidence for valuing this retail investment. No rent, passing income, lease rent, lease covenants or directly comparable commercial sales were supplied, so market value and yield cannot be reliably established.

Investment Snapshot

Strategy Recommendation

Do not determine a bid or pursue a refinance/flip strategy until the passing rent, lease terms, tenant covenant, commercial valuation evidence, buyer fee, VAT position and seller charges have been confirmed. Subject to satisfactory review, this is primarily a fully let commercial income investment.

Works Required

No refurbishment works are evidenced. Verify the condition of the retail accommodation, shopfronts, outdoor seating area, office and WC before bidding; no cost allowance can be supported from the supplied evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A refinance assessment cannot be completed because no supported GDV, rent, operating costs, commercial valuation evidence or finance assumptions are provided. The long leasehold term is stated as 250 years at a peppercorn rent, but the investment lease expires in December 2029 and its terms are not supplied.

Buy-to-Let Analysis

The property is fully let until 21 December 2029, but no passing rent or auctioneer rent estimate was supplied. Consequently, rental income, gross yield, affordability and tenant covenant value cannot be assessed. The lease and tenancy documentation should be reviewed before purchase.

Flip Analysis

A flip appraisal cannot be supported. The supplied comparables are residential rather than retail, no commercial GDV evidence is provided, and no works or selling-cost allowance can be established. The guide price also excludes an unspecified buyer fee and may be subject to other charges or VAT under the special conditions.

Investor Risks & Due Diligence

• No passing rent or rental estimate is supplied, preventing yield analysis.

• The property is stated to be let only until 21 December 2029; renewal, break, rent review and reversion terms are not supplied.

• The buyer fee is unspecified and additional seller or third-party charges may apply.

• VAT treatment is not confirmed.

• No directly comparable commercial sales or formal valuation evidence is supplied.

• No condition, EPC or detailed building/lease documentation is provided.

• The supplied sold comparables are residential flats/maisonettes and may not support the retail value.

Recommendation

Do not determine a bid or pursue a refinance/flip strategy until the passing rent, lease terms, tenant covenant, commercial valuation evidence, buyer fee, VAT position and seller charges have been confirmed. Subject to satisfactory review, this is primarily a fully let commercial income investment.

Strategy Rating

Analysis Confidence

The evidence confirms the accommodation, tenure, occupancy and guide price, but omits rent, lease terms beyond expiry, commercial comparables, condition, fees and VAT treatment. The supplied sales evidence is residential and not directly relevant.