6-7 High Street, 1-4 Bank Passage, and 5A Culver Street West, Colchester, Essex

Description

Comprising four shops with ancillary and residential accommodation above. Total commercial accommodation extending to approximately 537 sq m (5,778 sq ft). City centre location with retail frontages to both High Street and Culver Street West. VAT is applicable.

Accommodation

Four shops with ancillary and residential accommodation above; total commercial accommodation approximately 537 sq m (5,778 sq ft)

Location

The property is well situated within the town centre on the south side of the High Street in Colchester. Colchester is situated adjacent to the A12, midway between Chelmsford and Ipswich and approximately 60 miles north-east of Central London. The city benefits from the A12, A120 and A133, and Colchester Rail Station provides regular services to London Liverpool Street.

Tenure / Property Information

Investment Analysis

The supplied Land Registry evidence comprises nearby High Street freehold sales ranging from £315,000 to £4,333,342, completed between 2016 and 2022. These comparables differ in address, timing and available property detail, and no sufficiently specific income, floor-area or lease comparables are supplied. They do not support a reliable GDV or market-value estimate for this multi-property retail and residential ground-rent investment. The £1.1m+ guide cannot be independently tested from the evidence provided. VAT applies, but the amount and other acquisition costs are not supplied.

Investment Snapshot

Strategy Recommendation

Proceed only after obtaining the full lease, rent and tenant information, title and tenancy details, VAT treatment, and a specialist valuation. Do not rely on the guide as a validated investment value.

Works Required

No physical defects or refurbishment requirements are evidenced. No refurbishment allowance can therefore be supported. Priority should be lease, occupational, VAT and title due diligence rather than assuming works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR analysis cannot be completed because GDV, rent, refurbishment cost, acquisition costs and refinance assumptions are unsupported. The existing occupational lease and the applicable VAT require review before considering refinancing.

Buy-to-Let Analysis

A BTL yield cannot be established because no passing rent, rent schedule or sufficiently specific rental evidence is supplied. The property is majority let to EH (Colchester) Limited, trading as Emson Haig Rolex, under a lease expiring in 2036; the 2026 break was not exercised. The lease terms, rent, reviews, repairing obligations and residential income are not provided.

Flip Analysis

A flip analysis cannot be supported. No refurbishment scope, supported GDV, selling costs or reliable resale evidence for the combined property is supplied. The nearby sales are too varied and historic to establish a resale value.

Investor Risks & Due Diligence

• No passing rent or rental schedule is supplied, preventing yield and income valuation analysis.

• The lease expires in 2036; detailed rent review, covenant, repairing and other lease terms are unavailable.

• The 2026 break was not exercised, but the implications of the remaining lease term cannot be assessed from the supplied evidence.

• VAT applies, with no VAT amount or recoverability information supplied.

• Additional seller or third-party charges may apply, but no amounts are provided.

• The supplied comparable sales are varied and historic and do not establish a reliable value for this combined property.

• Residential accommodation is mentioned, but no separate details, income or condition information is supplied.

Recommendation

Proceed only after obtaining the full lease, rent and tenant information, title and tenancy details, VAT treatment, and a specialist valuation. Do not rely on the guide as a validated investment value.

Strategy Rating

Analysis Confidence

The evidence confirms the freehold property, accommodation, occupation summary and lease headline, but omits passing rent, lease rent terms, residential details, condition, costs, VAT amount and a directly comparable valuation.