Land at Queens Road, Immingham, DN40 1QT

Description

Comprising a site which extends to approximately 1.2 acres (0.485 hectares). Entirely let to UK Capacity Reserve Ltd with a guarantee from UK Power Reserve Ltd, on a lease expiring in 2041 with no breaks. Uncapped RPI-linked reviews every fifth year. Located adjacent to Immingham Docks, which form a critical part of the supply chain for sustainable electricity generation.

Accommodation

The property extends to approximately 1.2 acres, upon which a standby power generation plant with a 24MW capacity has been erected by the lessee.

Location

Immingham is a port town and civil parish in North East Lincolnshire, located approximately 6 miles north-west of Grimsby, 25 miles south of Hull and 20 miles east of Scunthorpe. The property is located on Queens Road, to the east of Immingham town centre in a predominantly industrial area adjacent to Immingham Dock.

Tenure / Property Information

Investment Analysis

Commercial freehold ground-rent investment comprising approximately 1.2 acres let to UK Capacity Reserve Ltd, guaranteed by UK Power Reserve Ltd. The lease expires in 2041, has no breaks and provides uncapped RPI-linked reviews every fifth year, with the next review in 2031. The £1.3 million+ guide is the only supplied price evidence; no passing rent, formal valuation, comparable sales or buyer-cost details are provided. Consequently, GDV, yield and maximum bid cannot be reliably calculated.

Investment Snapshot

Strategy Recommendation

Consider only as a commercial income investment after confirming the passing rent, lease, guarantee, tenant covenant, plant obligations, VAT treatment and all additional auction charges. Do not bid from the guide alone without an income-based valuation.

Works Required

No refurbishment or development works are evidenced. The site contains a standby power generation plant erected by the lessee; plant condition, repair obligations and landlord responsibilities are not supplied.

Rental & Market Context

Potential BRRR Position

A BRRR strategy cannot be modelled from the supplied evidence because there is no supported GDV, passing rent, refurbishment budget, buyer-cost schedule or refinance valuation. The asset is already let and is therefore primarily an income-holding investment rather than a refurbishment-led BRRR opportunity.

Buy-to-Let Analysis

This is not a conventional residential BTL asset. A yield assessment cannot be established because the passing rent and rental terms are not supplied. The long lease term, lack of breaks and RPI-linked reviews are potentially supportive, but the tenant covenant, guarantee and lease obligations require legal and financial review.

Flip Analysis

A flip analysis cannot be supported because there are no comparable sales, formal market value, resale assumptions, selling costs or lease-related valuation evidence. The existing lease and tenant occupation may limit the relevant buyer pool to commercial investors.

Investor Risks & Due Diligence

• Passing rent and current income yield are not supplied, preventing income-based valuation.

• The lease expires in 2041; the evidence does not state renewal rights, reversionary value or end-of-term obligations.

• Tenant and guarantor covenant strength has not been evidenced.

• The standby power plant, repair liabilities, reinstatement obligations and environmental matters are not detailed.

• VAT is applicable and additional seller or third-party fees may be charged, but amounts are not supplied.

• The guide price is £1.3 million+ and may not reflect market value or the value implied by the rent.

Recommendation

Consider only as a commercial income investment after confirming the passing rent, lease, guarantee, tenant covenant, plant obligations, VAT treatment and all additional auction charges. Do not bid from the guide alone without an income-based valuation.

Strategy Rating

Analysis Confidence

The tenure, occupancy, lease structure, site area and guide price are supplied, but passing rent, formal valuation, comparable evidence, costs, VAT amount and plant/lease obligations are not.