Arches 1-4 and Boathouse, Coopers Close, Staines

Description

The property comprises a high yielding industrial investment opportunity with evident asset management potential. Arranged as 4 x railway arches with a boathouse, the property is let to J. Tims and Sons Limited on an 18 year lease which expired 01.01.2015 and paying £5,950 per annum. We understand the tenant is continuing to occupy the premises and pay rent and is therefore holding over. We therefore consider the property may offer asset management potential via renewal of the lease and improvement of rent. We understand the 2021 and 2024 rent reviews are currently outstanding, offering further asset management opportunities.

Accommodation

4 x railway arches and a boathouse

Location

The property occupies a unique position on Staines riverside and is currently accessed from Coopers Close. The surrounding area is characterised by similar light industrial uses.

Tenure / Property Information

Investment Analysis

The £40,000 guide implies a current contracted rent yield of 14.875% based on the stated £5,950 annual rent. No completed sales, market rent comparables or formal valuation evidence is supplied, so market value, GDV and rental reversion cannot be reliably estimated. The investment case depends on resolving the expired lease, outstanding rent reviews and any potential rent uplift.

Investment Snapshot

Strategy Recommendation

Consider as an income-led commercial hold only after reviewing the occupational documentation, confirming the holding-over position and assessing the outstanding rent reviews. Do not rely on a rent uplift or refinancing value without independent evidence.

Works Required

No physical refurbishment works are evidenced. The supported asset-management actions are legal review of the holding-over occupation, lease renewal and pursuing the outstanding 2021 and 2024 rent reviews.

Rental & Market Context

Potential BRRR Position

BRRR cannot be quantified because no GDV, refurbishment budget, market rent evidence, buyer fee or finance assumptions are supplied. The stated rent provides an indicative guide-price yield, but refinancing proceeds cannot be calculated without supported GDV.

Buy-to-Let Analysis

At the £40,000 guide, the stated £5,950 annual rent equates to a 14.875% gross yield before finance, leasehold, operating and transaction costs. This is existing tenant rent rather than an independently evidenced market rent. The tenant is holding over following lease expiry, and the 2021 and 2024 rent reviews remain outstanding, so income security and rental reversion require legal and valuation due diligence.

Flip Analysis

A flip surplus cannot be calculated because there is no supported GDV, refurbishment allowance or selling-cost allowance. The property is occupied by a tenant holding over, making a resale strategy dependent on the lease and occupational position.

Investor Risks & Due Diligence

• The 18-year lease expired on 01.01.2015 and the tenant is holding over, creating legal and occupational uncertainty.

• The 2021 and 2024 rent reviews are outstanding and any uplift is unquantified.

• No sufficiently specific external rental comparable or auctioneer rent estimate is supplied.

• The buyer fee is unspecified and VAT may apply, so total acquisition cost is uncertain.

• The property is leasehold, albeit with approximately 143 years unexpired.

• The property has a stated access arrangement from Coopers Close and occupies a unique riverside position; suitability and access should be verified in due diligence.

Recommendation

Consider as an income-led commercial hold only after reviewing the occupational documentation, confirming the holding-over position and assessing the outstanding rent reviews. Do not rely on a rent uplift or refinancing value without independent evidence.

Strategy Rating

Analysis Confidence

The guide price, stated annual rent, lease term, tenure and occupational history are supplied, but there are no sales comparables, market rental comparables, GDV, works budget, buyer fee or formal valuation evidence.