Unit 2, Cirrus Court, Glebe Road, Huntingdon

Description

A mid-terrace industrial/warehouse unit extending to approximately 3,875 sq ft, arranged to provide predominantly open-plan warehouse accommodation with a mezzanine floor, together with ancillary office, reception and staff facilities. The property benefits from a loading door, dedicated parking and yard space and is situated within an established commercial location in Huntingdon.

Accommodation

Approximately 3,875 sq ft. Predominantly open-plan warehouse accommodation with a mezzanine floor, ancillary office, reception and staff facilities. Please refer to the floor plan.

Location

Situated on the established Cirrus Court industrial estate off Glebe Road, approximately 1 mile south of Huntingdon town centre. The surrounding area comprises a range of industrial, warehouse and trade occupiers and benefits from excellent access to the regional road network. The property benefits from convenient access to the A141, which links directly with the A1(M) and A14. Huntingdon Railway Station is approximately 1.5 miles to the north.

Tenure / Property Information

Investment Analysis

The most relevant evidence is Unit 4, Cirrus Court, which sold freehold for £380,000 in June 2025. It is on the same industrial estate, but its size, specification and lease position are not supplied, so this is only an indicative market-value reference rather than a formal valuation. The subject is approximately 3,875 sq ft and let to Wolseley on a 10-year FR&I lease from 2019, but passing rent and detailed lease terms are unavailable. The £225,000 guide is materially below the supplied same-estate sale, subject to buyer fees, possible VAT and seller charges.

Investment Snapshot

Strategy Recommendation

Consider as a tenanted commercial hold or refinance-led acquisition only after verifying the lease, passing rent, VAT position, fees and tenant covenant. Do not rely on the guide-to-comparable gap alone.

Works Required

No refurbishment works are identified in the supplied evidence. The property is occupied under an FR&I lease and is described as providing warehouse, mezzanine, office, reception, staff facilities, loading access, parking and yard space. Any works budget should therefore be confirmed through inspection and the lease obligations.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the same-estate 2025 sale as an indicative £380,000 GDV, 75% of GDV is £285,000. This exceeds the £225,000 guide before buyer fees, VAT, seller charges, finance costs and any works. However, commercial refinance availability and valuation will depend heavily on the lease, rent and lender criteria, all of which require verification.

Buy-to-Let Analysis

This is an occupied commercial investment rather than a residential BTL. The tenant and lease structure are stated, but the passing rent, rent review provisions, repairing obligations, covenant details and remaining lease terms are not supplied. Consequently, rental income, yield and debt-service coverage cannot be established. Buyer and possible VAT charges also remain unquantified.

Flip Analysis

A resale case cannot be reliably quantified because the relevant comparable is not identical, no selling allowance is supplied, and acquisition charges, VAT and any works costs are unknown. The indicative £380,000 GDV should not be treated as a guaranteed resale price.

Investor Risks & Due Diligence

• Passing rent and lease review provisions are not supplied, preventing reliable yield analysis.

• The lease is stated to revert in 2029, creating future reletting or renewal risk that cannot be assessed from the evidence.

• Buyer fee is unspecified and VAT may apply to the sale price.

• Other seller charges may apply under the Special Conditions of Sale.

• The indicative GDV relies principally on one same-estate comparable whose size, specification and lease position are not supplied.

• No condition, EPC or detailed building-services information is provided.

Recommendation

Consider as a tenanted commercial hold or refinance-led acquisition only after verifying the lease, passing rent, VAT position, fees and tenant covenant. Do not rely on the guide-to-comparable gap alone.

Strategy Rating

Analysis Confidence

A same-estate completed sale and basic lease/property information are available, but there is no passing rent, no detailed lease evidence, no EPC, no condition survey, no exact comparable specification and no quantified buyer, VAT or seller charges.