75D Leeds Road, Harrogate, North Yorkshire, HG2 8BE

Description

Comprises a ground-floor takeaway restaurant with first floor ancillary. Let to DP Realty Ltd and JFDI DP Limited (t/a Domino's) on a lease expiring 2041 with no breaks. Total accommodation of approximately 73.1 sq m (787 sq ft). VAT is applicable.

Accommodation

Ground-floor takeaway restaurant with first floor ancillary; approximately 73.1 sq m (787 sq ft)

Location

Harrogate is a prosperous and attractive spa town located to the east of the Yorkshire Dales National Park and 13 miles north of Leeds. The property is situated on the east side of Leeds Road, close to its junction with Hookstone Road. Nearby occupiers include Subway, Co-op Food and M&S.

Tenure / Property Information

Investment Analysis

The guide of £220,000–£240,000 is materially above the recorded £155,000 sale of the same property on 22 January 2021, although that transaction predates the current evidence and no lease rent or investment yield has been supplied. Other Leeds Road sales range from £100,000 to £468,000 but are not sufficiently comparable to support a current valuation. VAT applies and additional charges may be payable. A supported GDV, maximum bid and investment value cannot be established without the passing rent, lease terms and purchaser cost details.

Investment Snapshot

Strategy Recommendation

Treat as a specialist commercial income investment only if the rent, tenant covenant, full lease, VAT position and all acquisition charges are verified. Do not bid from the guide alone; the current evidence is insufficient to establish value or yield.

Works Required

No refurbishment works are evidenced. The property is described as an operational takeaway investment, so no works allowance is included.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR analysis is not supportable because no refurbishment requirement, passing rent, commercial valuation or finance assumptions are provided. The long lease term may support income security, but the absence of rent and covenant information prevents refinance assessment.

Buy-to-Let Analysis

This is a commercial leased investment rather than a residential BTL. The lease is stated to run to 2041 with no breaks and a rent review in October 2031, but the passing rent is not supplied. Consequently, rental income, yield, affordability and value cannot be established.

Flip Analysis

A flip is not supported by the evidence. No vacant possession, refurbishment opportunity, resale value or selling-cost allowance is provided, and the property is let on a lease running to 2041 with no breaks. The 2021 same-property sale is historical and insufficient to calculate a current surplus.

Investor Risks & Due Diligence

• Passing rent and investment yield are not supplied, so the income basis for the guide cannot be tested.

• VAT is applicable to the lot and additional seller or third-party charges may apply.

• The property is subject to a lease expiring in 2041 with no breaks, limiting near-term vacant possession or repositioning options.

• Tenant covenant strength and lease obligations have not been evidenced.

• The same-property 2021 sale at £155,000 is below the current guide range, although the transactions are separated by time and no current valuation evidence is supplied.

Recommendation

Treat as a specialist commercial income investment only if the rent, tenant covenant, full lease, VAT position and all acquisition charges are verified. Do not bid from the guide alone; the current evidence is insufficient to establish value or yield.

Strategy Rating

Analysis Confidence

The property type, tenure, occupancy, lease end date, rent review date, floor area, guide range and selected historic sales are provided, but passing rent, tenant covenant information, full lease terms, costs, EPC and current comparable investment evidence are absent.