Arthur House, Petersfield Avenue, Slough, Berkshire, SL2 5DU

Description

The property is arranged over ground, mezzanine and first floor to provide a ground floor warehouse with office and ancillary accommodation throughout the remainder of the property. The property benefits from a roller shutter door and a secure yard.

Accommodation

Ground floor warehouse: 582.12 sq m (6,267 sq ft); ground floor office: 95.28 sq m (1,026 sq ft); first floor office: 85.16 sq m (917 sq ft); mezzanine ancillary: 65.58 sq m (706 sq ft). Total: 828.14 sq m (8,916 sq ft).

Location

Arthur House occupies a prominent position on Petersfield Avenue within an established commercial area of Slough, Berkshire, approximately 1.5 miles north of Slough town centre and within easy reach of Junction 6 of the M4 motorway. Heathrow Airport is approximately 10 miles to the east. The surrounding area comprises a mix of office, industrial and residential uses, with nearby retail and leisure facilities.

Tenure / Property Information

Investment Analysis

The only supplied completed sale is this same property at £600,000 on 3 December 2018. It is not sufficiently current to establish a reliable present-day GDV, and no current commercial valuation, rental evidence or comparable evidence is provided. The approximately £82,000 annual ground rent and only approximately 51 years remaining on the lease are material value and finance risks. The £150,000 guide cannot be assessed as good value without reviewing the lease, title and current market evidence.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. Obtain specialist leasehold, valuation and commercial property advice, confirm the ground-rent liability and lease terms, and obtain current rental and resale evidence before considering a purchase.

Works Required

No condition or defects are disclosed, so no refurbishment allowance can be supported. Verify the building condition, roller shutter, secure yard, offices, mezzanine, services, compliance and any required repairs before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR is not supportable on the supplied evidence. There is no current GDV, rent, refurbishment budget, finance cost or refinance evidence, while the short remaining lease term and £82,000 annual ground rent may materially restrict mortgageability and refinance proceeds.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The £82,000 annual ground rent would be a major operating cost and must be assessed against achievable occupational rent before considering the property.

Flip Analysis

A same-property sale at £600,000 in 2018 provides historical context only and cannot establish a current resale value. No supported works budget, current GDV, selling costs or buyer costs are available, so a flip surplus and maximum bid cannot be calculated.

Investor Risks & Due Diligence

• Approximately £82,000 annual ground rent.

• Only approximately 51 years remain on the lease.

• Current market value and rental evidence are unavailable.

• The only comparable is a same-property sale from December 2018 and may be stale.

• Property condition and refurbishment requirements are unknown.

• Auction guide excludes potentially applicable buyer fees, VAT and other seller or third-party charges.

Recommendation

Do not bid on the current evidence alone. Obtain specialist leasehold, valuation and commercial property advice, confirm the ground-rent liability and lease terms, and obtain current rental and resale evidence before considering a purchase.

Strategy Rating

Analysis Confidence

The property description, tenure, lease term, ground rent, guide and one historic same-property sale are supplied, but there is no current valuation, rental evidence, condition report, refurbishment cost, fee schedule or finance information.