Unit 8 St. George Wharf, Vauxhall, London

Description

Comprising a cutting edge hair salon extending to approximately 200 sq m (2,153 sq ft). Let to Ospinamaine Ltd (t/a Live True London). Forms part of St George's Wharf mixed use riverside development. Opposite Vauxhall Bus Station and close to Vauxhall Underground and Rail station. Nearby occupiers include Tesco Express, Pret A Manger, Foxtons, Travelodge and Waitrose. VAT is applicable.

Accommodation

Cutting edge hair salon extending to approximately 200 sq m (2,153 sq ft).

Location

Vauxhall is an established district of South West London on the south bank of the River Thames, approximately 1 mile south of Westminster. The property forms part of the modern St George's Wharf riverside mixed use development, close to Vauxhall Bridge. Vauxhall Underground station and Vauxhall National Rail station are within 200m, and Vauxhall Bus Station is opposite. Nearby occupiers include Tesco Express, Pret A Manger, Foxtons, Travelodge and Waitrose.

Tenure / Property Information

Investment Analysis

The £650,000–£700,000 guide is not independently supported by the supplied evidence. The property is a 2,153 sq ft leasehold commercial hair salon let to Ospinamaine Ltd until 2040, with rent reviews in 2030 and 2035, but the passing rent and review basis are not provided. The supplied sales are either recorded as “Other” or residential transactions and are not sufficiently comparable for a commercial valuation. VAT applies and additional charges may arise.

Investment Snapshot

Strategy Recommendation

Treat as a potential long-term commercial income investment only after verifying the occupational rent, lease terms, tenant covenant, rent-review provisions, VAT treatment and all auction costs. Do not bid solely from the supplied residential comparables or guide price.

Works Required

No refurbishment or repair works are evidenced. The asset is described as an operating hair salon and should be assessed primarily as a tenanted commercial investment, subject to inspection and lease review.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR analysis is not supportable from the evidence. No refurbishment budget, commercial rent, GDV, financing terms or refinance valuation is provided. The leasehold structure and existing occupational lease would also require detailed legal and lender review.

Buy-to-Let Analysis

A commercial investment assessment cannot establish a gross yield because no passing rent, estimated rent or occupational rent schedule is supplied. The residential rental listings are not relevant evidence for this hair salon. The long headlease has a £1 per annum ground rent, but the occupational lease expires in 2040 and its rent review outcomes are unknown.

Flip Analysis

A flip surplus cannot be calculated. There is no supported commercial GDV, refurbishment allowance, selling-cost allowance or evidence of vacant-possession value. The property is currently let, with the occupational lease stated to run to 2040.

Investor Risks & Due Diligence

• Passing rent and occupational lease financial terms are not supplied, preventing yield and income valuation analysis.

• The occupational lease expires in 2040, with reviews in 2030 and 2035; the review outcomes are unknown.

• VAT is applicable and additional seller or third-party charges may arise, but the amounts are not provided.

• The supplied sold comparables are not sufficiently comparable commercial shop transactions.

• Leasehold, tenant-covenant and occupational-lease matters require legal and financial due diligence.

Recommendation

Treat as a potential long-term commercial income investment only after verifying the occupational rent, lease terms, tenant covenant, rent-review provisions, VAT treatment and all auction costs. Do not bid solely from the supplied residential comparables or guide price.

Strategy Rating

Analysis Confidence

The property description, tenure, occupational lease dates, location and floor area are supplied, but passing rent, rent-review figures, commercial comparables, EPC, fees and total acquisition costs are absent.