London Unit 1, 184 Acre Lane, London, SW2 5UL

Description

Well located in densely populated South West London suburb. Entirely let to Magnet Limited on a lease expiring 2034(1). Forms part of an established local parade. VAT is applicable. Six Week Completion Available.

Accommodation

Arranged over 225 sqm (2,422 sqft) over Ground Floor only

Location

Brixton is a densely populated suburb of South West London, some 2 miles south of Central London and 4 miles north of Streatham. Acre Lane (A2217) links Brixton Hills (A23) with Clapham to the west. Brixton Underground Station (Victoria Line) is situated approx. 950 m from the property. The property is situated on the north side of Acre Lane, close to its junction with Ashmere Grove. Occupiers close by include Lidl, Tesco and a number of local traders.

Tenure / Property Information

Investment Analysis

This is a leasehold commercial shop investment of approximately 2,422 sqft, entirely let to Magnet Limited. The occupational lease expires in 2034, while the property is subject to a new 250-year lease from completion at a peppercorn ground rent. The £595,000+ guide equates to approximately £245 per sqft before fees and VAT, but no directly comparable commercial sales, rent evidence or passing rent has been supplied. The residential Acre Lane comparables are not suitable evidence of commercial investment value. VAT is applicable, but its treatment and amount are not provided.

Investment Snapshot

Strategy Recommendation

Proceed only as a specialist commercial income investment after verifying the passing rent, full lease terms, tenant covenant, break and review provisions, VAT treatment and all completion costs. Do not rely on the supplied residential comparables or bid solely from the guide.

Works Required

No refurbishment or repair works are evidenced. The investment would require review of the occupational lease, tenant covenant, rent and review provisions, repairing obligations, title and VAT treatment rather than an assumed refurbishment programme.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR analysis is not supportable without a commercial rent, market value, refinancing evidence or lender assumptions. A guide-level acquisition cost including the stated £4,200 buyer fee is £599,200, excluding VAT and any additional seller or third-party charges. The new long lease and peppercorn ground rent do not by themselves establish refinance value.

Buy-to-Let Analysis

A BTL yield cannot be established because no passing rent, auctioneer rent estimate or sufficiently specific rental comparable is supplied. The commercial tenant is stated to occupy under a lease expiring in 2034, but the rent, review pattern and lease obligations are unknown.

Flip Analysis

A flip surplus cannot be calculated because no supported commercial GDV, resale evidence, selling allowance or rent-based valuation is available. The supplied sold comparables are residential flats and are not suitable for valuing this shop.

Investor Risks & Due Diligence

• The occupational lease to Magnet Limited expires in 2034; post-expiry income and reletting prospects are not evidenced.

• No passing rent or sufficiently specific rental comparable is supplied, so income yield cannot be calculated.

• VAT is applicable, but the amount and recoverability treatment are not provided.

• The supplied sold comparables are residential flats and do not establish commercial market value.

• Additional seller or third-party charges may apply.

• Six-week completion is stated, creating a short completion timetable.

Recommendation

Proceed only as a specialist commercial income investment after verifying the passing rent, full lease terms, tenant covenant, break and review provisions, VAT treatment and all completion costs. Do not rely on the supplied residential comparables or bid solely from the guide.

Strategy Rating

Analysis Confidence

The property description and tenure/occupancy information are available, but there is no passing rent, commercial comparable evidence, EPC, lease detail beyond expiry, or clear VAT and additional-cost calculation.