59 Daws Lane, Mill Hill, London NW7 4SE

Description

Retail Investment 6 Week Completion Forming part of a terraced building comprising a Ground Floor Shop. Tenure: Leasehold for a term of 999 years from 4th April 2014 at a peppercorn ground rent. Tenancy: The property is let on a full repairing and insuring lease to Godfrey and Barr Property LLP as Estate Agents (having 2 branches) for a term of 7 years from 15th June 2026 (in occupation for over 15 years) at a current rent of £20,000 per annum exclusive. Tenant's Break June 2028 and annually thereafter.

Accommodation

Ground Floor Shop Gross Frontage 18'5" Internal Width 16'0" Shop Depth 29'3" Built Depth 59'4" Rear Office Area Approx. 182 sq ft Kitchen WC

Location

Located at the junction with Birbeck Road and directly opposite Mill Hill Park, approx. ⅓ mile from The Broadway and ½ mile from Mill Hill Broadway Station (Overground). Mill Hill is a popular and affluent residential suburb situated approx. 10 miles north-west of central London enjoying good road access via the A1/M1.

Auctioneer Source Facts

Investment Analysis

Investment Snapshot

Strategy Recommendation

Initial strategy: Commercial Investment. Verify the legal pack, tenancy schedule, title, condition, finance and local market evidence before fixing a maximum bid.

Works Required

Obtain a survey and contractor quotations. Allow for services, compliance, repairs, decoration and any structural, roofing, fit-out, common-parts or development works identified.

Rental & Market Context

Where the auctioneer publishes passing rent, that figure should take priority over HB modelling. Otherwise, HB income/value figures are indicative appraisal ranges and require local verification.

Sold within approximately 5 miles

Check recent HM Land Registry transactions and closely matched commercial or residential comparables for tenure, covenant, size, condition and location.

Potential BRRR Position

Refinance potential depends on lender valuation, lease/title, income covenant, completed condition and stress testing. Commercial and mixed-use assets may require specialist finance.

Flip Analysis

Any resale margin must include SDLT, auction/legal fees, finance, holding costs, professional fees, contingency, selling costs and tax.

Investor Risks & Due Diligence

• Read the complete legal pack and special conditions

• Verify tenure, occupational leases and rent schedule

• Inspect condition and obtain contractor quotations

• Confirm planning/use class and development constraints

• Confirm finance, VAT and insurance position

• Allow for Barnett Ross administration fee and any seller costs in the legal pack

Recommendation

Proceed only where verified total project cost and income support the intended commercial investment strategy with adequate contingency and margin.

Strategy Rating

Commercial Income: ★★★★☆ | Development: ★★★☆☆ | Resale: ★★★☆☆