Unit 26B Horizon House, Juniper Drive, Battersea Reach, London, SW18 1GH

Description

A well presented ground floor commercial unit forming part of the modern Battersea Reach riverside development. The unit comprises 1,085 sqft (101 sqm), benefits from an underground parking space, air conditioning and a prominent glazed frontage. The property provides asset management potential via re-letting for a variety of uses. Battersea Reach is home to more than 1,250 residential apartments and multiple commercial operators, with a 24-hour concierge and on-site facilities including coffee shops, a bar and restaurant, and Tesco Express. Asset management potential via letting and change of use, subject to planning. Investment let at £40,000 per annum (16% GIY) on guide price.

Accommodation

Ground Floor: 1,085 sqft (101 sqm)

Location

Located within Battersea Reach, a riverside residential development on the River Thames in SW18. The development provides on-site amenities including a Tesco Express, cafés, restaurants, a pub, gym, beauty and healthcare services. Wandsworth Town is approximately 0.5 miles away, providing National Rail services to Clapham Junction and London Waterloo. Clapham Junction is also within easy reach, while local bus services run along York Road and across Wandsworth Bridge. The wider SW18 area includes Wandsworth Town, Earlsfield and parts of Southfields and Putney. Southside Shopping Centre, the River Thames and riverside walks are nearby.

Tenure / Property Information

Investment Analysis

No completed sales comparables or external rental comparables were supplied. The £250,000 guide equates to the stated £40,000 per annum contracted rent and a marketed 16.0% gross initial yield. This is based on a one-year commercial letting expiring 31 December 2026, so it should not be treated as a secure long-term market rent or formal valuation. The guide excludes the auctioneer’s buyer fee, VAT where applicable and other possible seller charges.

Investment Snapshot

Strategy Recommendation

Income-led commercial hold only, subject to confirming the tenancy, rent payment history, service charge and insurance liabilities, VAT and buyer costs, and a credible post-31 December 2026 reletting or renewal strategy. Do not rely on the advertised 16% yield as a long-term assumption.

Works Required

No refurbishment works are evidenced. The unit is described as well presented and benefits from air conditioning, glazed frontage and an underground parking space. Allowances for legal, compliance, letting or tenant-related works are not supplied.

Rental & Market Context

Potential BRRR Position

BRRR cannot be reliably underwritten because no market value/GDV evidence, completed sales comparables or refinance assumptions were supplied. A nominal 75% refinance calculation would require a supported GDV. The short remaining contractual term makes future income and valuation dependent on renewal or successful reletting.

Buy-to-Let Analysis

At the £250,000 guide, the current contracted rent of £40,000 per annum produces a 16.0% gross yield before finance, tax, insurance, service charges, maintenance, management, vacancy and transaction costs. The lease expires on 31 December 2026, and no sufficiently specific external rental evidence was supplied, so the post-expiry rent and sustainable yield cannot be established. Buyer fees, VAT and other charges are also unknown.

Flip Analysis

A flip appraisal cannot be established because no completed sales comparables, formal GDV evidence, selling-cost allowance or refurbishment costs were supplied. The property is currently let, with the stated tenancy expiring on 31 December 2026, which may affect possession, timing and buyer demand.

Investor Risks & Due Diligence

• The current commercial letting expires on 31 December 2026, creating renewal, vacancy and reletting risk.

• The marketed 16% gross yield is based on the current contracted rent and excludes operating, finance, tax and transaction costs.

• No sufficiently specific external rental comparables or completed sales comparables were supplied.

• Reletting or change of use is subject to planning where applicable.

• The buyer fee, VAT applicability and other sale-related charges are not quantified.

• Future value and income may be affected by commercial demand within the development and the wider SW18 market.

Recommendation

Income-led commercial hold only, subject to confirming the tenancy, rent payment history, service charge and insurance liabilities, VAT and buyer costs, and a credible post-31 December 2026 reletting or renewal strategy. Do not rely on the advertised 16% yield as a long-term assumption.

Strategy Rating

Analysis Confidence

The guide, contracted rent, size, tenure, lease expiry and property description are supplied, but there are no sales comparables, external rental comparables, EPC, service-charge details, buyer-cost figures or supported GDV.