Ground Floor and Basement, 393 Harrow Road, Maida Hill, London W9 3NF

Description

The property comprises a high-yielding retail investment on a high-footfall road in Maida Hill. It is arranged across the ground floor and basement and is let to Scrivens Limited. The property occupies a prime pitch on the high street, with surrounding retailers and restaurants including The Cooperative, Iceland and KFC.

Accommodation

Arranged as ground floor and basement. Approximate areas have been provided by the VOA, vendor or EPC; the property has not been internally inspected by Savills.

Location

Prime pitch on a high-footfall high street in Maida Hill, surrounded by a mix of local and national retailers and restaurants including The Cooperative, Iceland and KFC.

Tenure / Property Information

Investment Analysis

The £180,000 guide cannot be reliably converted into a market value from the supplied evidence. The Land Registry records are residential flat/maisonette sales or an unspecified transaction, with no sufficiently comparable retail sale, floor area, passing rent, lease rent review details or investment yield. The property is let to Scrivens Limited, but no rent is supplied. The lease expiry is inconsistent within the listing: 12.08.2031 in the key features and tenancy sections versus 12.03.2031 in the description. Buyer fees are unspecified and VAT may apply.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the legal pack and verifying the passing rent, lease terms, tenant covenant, break option, EPC, service charges, VAT and all auction costs. On the supplied evidence alone, do not set a bid based on yield or resale value.

Works Required

No refurbishment works are evidenced. The property has not been internally inspected, so no works allowance can be supported. Priority is legal and technical due diligence covering the lease, tenant covenant, rent, reviews, break option, service charge, EPC and any required repairs.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment is not supportable because there is no verified rent, refurbishment budget, market value, valuation yield or refinance evidence. The long leasehold tenure and existing occupational lease may support an investment case, but the lease terms and income must be verified before considering refinancing.

Buy-to-Let Analysis

This is a commercial retail investment rather than a residential BTL. The tenant is identified as Scrivens Limited, but no passing rent or auctioneer rent estimate is supplied; therefore rental income, yield and debt-service performance cannot be established. The unspecified buyer fee and possible VAT also prevent a reliable total-cost calculation.

Flip Analysis

A flip or resale surplus cannot be calculated. The supplied Land Registry comparables are residential flat/maisonette transactions and are not sufficiently comparable to the subject retail investment. No retail GDV, selling costs or works budget is available.

Investor Risks & Due Diligence

• Passing rent and rent review terms are not supplied, so the investment yield cannot be calculated.

• The lease expiry date is inconsistent in the listing: 12.08.2031 versus 12.03.2031.

• The tenant-only break option on 12.08.2029 could affect income duration.

• The buyer fee is unspecified and VAT may apply; seller's special-condition charges are also unknown.

• The property has not been internally inspected and the approximate accommodation areas are unverified.

• The EPC rating is not stated and should be checked in the legal pack.

• The supplied sold comparables are residential or unspecified rather than clearly comparable retail investment transactions.

Recommendation

Proceed only after reviewing the legal pack and verifying the passing rent, lease terms, tenant covenant, break option, EPC, service charges, VAT and all auction costs. On the supplied evidence alone, do not set a bid based on yield or resale value.

Strategy Rating

Analysis Confidence

The property use and occupancy are supplied, but key investment inputs are missing: rent, floor area, EPC, buyer fee, costs, comparable retail evidence, valuation yield and internal condition.