75 Atlantic Road, London

Description

Comprises a ground floor cafe/takeaway let on a 15-year lease from 2025. Forms part of an established local parade. Located 450m from Brixton Underground Station in a densely populated suburb. The property forms part of a larger building, the remainder of which is not included in the sale.

Accommodation

Ground floor cafe/takeaway

Location

Brixton is a densely populated suburb of South West London, approximately 2 miles south of Central London and 4 miles north of Streatham. The property is on the east side of Atlantic Road, close to its junction with Coldharbor Lane, approximately 450m from Brixton Underground Station and a short distance from Brixton Village Market.

Tenure / Property Information

Investment Analysis

The £200,000–£210,000 guide is the only subject-specific pricing evidence and is not a formal valuation. The supplied sold comparables are recorded as “Other”, materially different in price and/or insufficiently described, so they do not support a reliable GDV. The rental listings are broad advertised asking rents and are not sufficiently comparable to this cafe/takeaway. The passing rent under the 15-year lease is not provided, preventing income-based valuation and yield analysis.

Investment Snapshot

Strategy Recommendation

Treat as a potential income-hold investment only, subject to obtaining and verifying the executed lease, passing rent, rent reviews, tenant covenant, VAT position and full title/lease documents. Do not bid on yield or resale assumptions that are not evidenced.

Works Required

No refurbishment works are evidenced. Allow for legal, lease and condition due diligence only; no works allowance can be supported from the supplied information.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed because there is no supported GDV, passing rent, refurbishment budget or refinance valuation. The long lease and peppercorn ground rent may be relevant, but the lease structure and tenant obligations require legal and valuation verification.

Buy-to-Let Analysis

This is a commercial cafe/takeaway investment rather than a residential BTL. The tenant is stated to occupy under a 15-year lease from 2025, but the passing rent, rent review provisions, break rights and tenant covenant are not supplied. Consequently, annual income, yield and affordability cannot be established. The £27,619 pcm and £1,667 pcm rental listings are not sufficiently comparable to use for this property.

Flip Analysis

A flip analysis is unsupported. No reliable GDV, refurbishment cost or selling-cost allowance is available, and the supplied sold comparables do not provide a dependable basis for resale value.

Investor Risks & Due Diligence

• Passing rent and therefore investment yield are not provided.

• Tenant covenant, rent review provisions, break rights and lease obligations are not supplied.

• The supplied rental listings are advertised asking rents for broader property searches, not verified subject comparables.

• The sold comparables are insufficiently described and not clearly comparable to the subject cafe/takeaway.

• VAT applies to the lot, and additional seller or third-party charges may be payable.

• The sale is of part of a larger building, so title, repairing obligations and rights affecting the retained or shared parts require review.

Recommendation

Treat as a potential income-hold investment only, subject to obtaining and verifying the executed lease, passing rent, rent reviews, tenant covenant, VAT position and full title/lease documents. Do not bid on yield or resale assumptions that are not evidenced.

Strategy Rating

Analysis Confidence

The property type, guide range, tenure, occupancy description and buyer premium are supplied, but passing rent, lease detail, condition, valuation evidence and relevant rental comparables are missing.