90 Atlantic Road, London

Description

Comprises a ground floor beauticians let until 2035 with no breaks. Uncapped annual RPI-linked rent reviews. Forms part of an established local parade, a short distance from Brixton Village Market. 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 beauticians

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 situated on a corner position on the west side of Atlantic Road, at its junction with Kellett Road. Brixton Underground Station on the Victoria Line is approximately 450m away. Brixton Village Market is a short distance away.

Tenure / Property Information

Investment Analysis

The £210,000–£220,000 guide is the only directly relevant pricing evidence supplied, but it is not a formal valuation. The sold comparables are residential flats/terraced properties and are not sufficiently comparable to this leasehold commercial shop investment. A supported GDV or maximum bid cannot therefore be established. The investment case depends materially on the undisclosed passing rent, lease terms and tenant covenant.

Investment Snapshot

Strategy Recommendation

Treat as a commercial income investment only after verifying the passing rent, lease, tenant covenant, VAT position and service/repair liabilities. Do not bid above a separately supported commercial valuation; current evidence is insufficient to set a bid limit.

Works Required

No refurbishment works are evidenced. The asset is described as an occupied beauticians shop; any works should be confirmed by inspection and review of the lease and occupational condition.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR analysis cannot be completed without the passing rent, commercial valuation, finance assumptions and property costs. The reported 250-year lease from completion at a peppercorn ground rent may support long-term leasehold value, but this does not establish refinance value or lending terms.

Buy-to-Let Analysis

BTL analysis is not applicable in the residential sense. Commercial investment yield cannot be calculated because no passing rent or auctioneer rent estimate is supplied. The tenant is stated to occupy until 2035 with no breaks, but the rent, tenant covenant and full lease obligations require verification. The lease includes uncapped annual RPI-linked reviews, with the next review in 2030.

Flip Analysis

A flip appraisal cannot be supported. No refurbishment requirement, commercial GDV or selling-cost allowance is supplied, and the residential sold comparables are not directly applicable to this commercial unit. VAT and the stated buyer premium would also affect acquisition cost, with further possible charges noted.

Investor Risks & Due Diligence

• Passing rent and commercial yield cannot be assessed from the supplied evidence.

• The tenant lease and rent-review provisions require legal and financial verification.

• Uncapped annual RPI-linked reviews create uncertainty over future rent and affordability.

• The property is leasehold and forms part of a larger building that is excluded from the sale.

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

• The supplied sold comparables are residential rather than directly comparable commercial investments.

Recommendation

Treat as a commercial income investment only after verifying the passing rent, lease, tenant covenant, VAT position and service/repair liabilities. Do not bid above a separately supported commercial valuation; current evidence is insufficient to set a bid limit.

Strategy Rating

Analysis Confidence

The guide, tenure, occupancy description, lease duration, rent-review mechanism and location are supplied, but passing rent, commercial comparables, valuation, EPC, costs, tenant covenant and full lease details are absent.