84 Rogers Lane, Stoke Poges, Berkshire

Description

Former detached house/garage converted to provide a clinic with 9 consulting rooms. Entirely let to TPC Group Limited on a lease expiring 2042. Located in an affluent residential location approximately 2 miles north of Slough. Future conversion to a single dwelling, subject to all necessary consents. VAT is not applicable.

Accommodation

Clinic with 9 consulting rooms; total accommodation approximately 291 sq m (3,133 sq ft). The property occupies a site extending to 0.107 hectares (0.264 acres).

Location

Stoke Poges is a village in south-east Buckinghamshire, approximately 2 miles north of Slough and 2.5 miles south of Gerrards Cross. The property is in a predominantly residential area on the east side of Rogers Lane, opposite its junction with West End Lane. The area is close to the M40, M4 and M25 motorways. Slough Rail Station is a Crossrail Station providing services to London Paddington, Reading and Didcot Parkway. Heathrow Airport is approximately 10 miles south east of Stoke Poges.

Tenure / Property Information

Investment Analysis

The £1.25m–£1.35m guide implies a midpoint analysis purchase figure of £1.30m. The £103,784 minimum contractual rent produces an indicative gross yield of approximately 7.98% at that midpoint, or approximately 7.69%–8.30% across the guide range. The supplied Land Registry comparables (£535,000–£840,000) are residential houses and are not sufficiently comparable to this 291 sq m leased clinic investment to establish a market value or GDV. No formal investment valuation, market yield evidence or auctioneer valuation is supplied.

Investment Snapshot

Strategy Recommendation

Income-led commercial hold, subject to reviewing the lease, guarantee, rent-review provisions, tenant covenant and all auction legal documents. Do not bid on a conversion or flip thesis without separate valuation and planning advice.

Works Required

No refurbishment works are evidenced. The property is currently configured and let as a nine-consulting-room clinic. Any future conversion to a single dwelling would require all necessary consents and is not included in the analysis.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed reliably because no supported GDV, investment valuation, refinance terms or commercial valuation yield are supplied. The minimum contractual rent and long lease provide income evidence, but the available evidence does not establish the amount of equity that could be released on refinance.

Buy-to-Let Analysis

This is a commercial clinic investment rather than a conventional residential BTL. The lease provides a stated minimum rent of £103,784 per annum, expiring in 2042 with no breaks, RPI-linked five-yearly reviews, a 2% annual collar and 5% annual cap, and a tenant guarantee. At the £1.30m guide midpoint, the minimum contractual rent equates to approximately 7.98% gross before finance, tax, insurance, maintenance, management and any unknown buyer or seller charges. No external rental comparables or passing-rent verification are supplied.

Flip Analysis

A flip is not underwritten. No supported resale GDV, commercial comparable evidence, selling-cost allowance or refurbishment budget is supplied. The residential sold comparables are not sufficiently comparable to a leased clinic investment. Conversion to a dwelling is only described as a future possibility subject to consents.

Investor Risks & Due Diligence

• The £103,784 figure is a stated minimum contractual rent, not independently verified passing-rent evidence.

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

• Additional seller or third-party charges may apply and are not quantified.

• Future residential conversion is subject to all necessary consents and is not an established value assumption.

• The lease, guarantee, tenant covenant, repairing obligations and rent-review operation require legal and professional review.

• The guide-price yield analysis excludes finance, tax, insurance, maintenance, management and unknown acquisition costs.

Recommendation

Income-led commercial hold, subject to reviewing the lease, guarantee, rent-review provisions, tenant covenant and all auction legal documents. Do not bid on a conversion or flip thesis without separate valuation and planning advice.

Strategy Rating

Analysis Confidence

The lease term, minimum rent, rent-review mechanism, guarantee, tenure and guide range are supplied. However, there is no formal investment valuation, commercial yield evidence, relevant comparable evidence, rental-market evidence, refurbishment budget or complete fee schedule.