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EPÜ
The property has an EPC rating of ‘C’, valid until June 2034. Note the unit was assessed prior to the recent full refurbishment of the unit.
Unterkunft
Die Immobilie bietet folgende Netto-Innenflächen:
| Unterkunft | Quadratfuß | Quadratmeter |
| Bruttofassade | 35’3” ft | 10.74 m |
| Netzfront | 34’1” ft | 10.39m |
| Ground Floor Sales Area | 2,182 | 202.71 |
| ITZA | 1,218 |
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Amtszeit
Long leasehold for a term from 12th June 2026 until 28th December 2187 (161.5 years) at a peppercorn. The lease provides for appropriate rights for access to the rear service area and rights to install air conditioning units at the rear of the property. The lease provides for a specific exclusion from any liabilities in relation to inherent defects; there are no known inherent defects but this is an additional safeguard for an investor.
The immediate landlord is Regent Street Projects Limited. The ultimate freeholder is Letchworth Garden City Corporation
Mietverhältnis
Die Immobilie ist vermietet Boots Hearingcare Limited (Co. No. 00823009) on a full repairing and insuring lease for a term of ten years from 29th May 2026 with a tenant break option on 28th May 2031. The tenant was granted a 12 months’ rent-free period. The initial rent is 25.000 £ pro Jahr.
Mietwert
The passing rent equates to a low Zone A rate of £20.53.
In comparison, lettings at the Letchworth Shopping Centre in recent years have been as follows:
- Specsavers – let September 2025 at £70,000 per annum – £25.68 Zone A
- F Hinds – let September 2025 at £18,000 – £33.24
- EE – let November 2022 £19,250 – £39.38
- Starbucks – let October 2023 – £40,000 – £38.76 ZA
- WH Smith (TG Jones) let August 2023 at £33,500 – £27.43 ZA
- Boots – let August 2023 £72,000 – £31.08
- Premier Travel – let June 2023 at £16,000 pa – £29.60 Zone A
Boots Hearingcare renegotiated the rent which had been agreed, which resulted in the low current rent. This offers excellent prospects for rent increases.
We consider the open market rental value to be £30,500 per annum based upon £25 Zone A.
Bewertbarer Wert
The rateable value is £46,000 with a current multiplier of 38.2 pence.
Servicegebühr
The current service charge for the property is £5,844.16 plus VAT. The full cost is recovered from Boots Hearingcare Limited.
Bund
Boots Hearingcare is one of the UK’s leading private hearing care providers, operating from over 500 locations nationwide, including centres within Boots stores.
The company is jointly owned by Sonova Holding AG (51%) Und Boots UK Limited (49%). Sonova, headquartered in Switzerland, is a global leader in hearing care solutions and one of the world’s largest manufacturers of hearing aids. Boots UK acquired its 49% interest in 2013, strengthening an established partnership between the two businesses.
Boots Hearingcare Limited (Company No. 00823009) has reported the following financial results:
| Year ended 31 March 2026 | Year ended 31 March 2025 | |
| Umsatz | £169.639m | £155.503m |
| Pre-tax profit | £23.004m | £16.658m |
| Nettovermögen | £17.104m | £10.161m |
The latest results demonstrate continued growth, with turnover increasing by approximately 9.1% and pre-tax profit increasing by approximately 38.1% year-on-year.
Further information is available at www.bootshearingcare.com.
MwSt
Die Immobilie ist für die Mehrwertsteuer registriert. Es wird erwartet, dass der Verkauf als Übertragung eines laufenden Unternehmens (TOGC) behandelt wird, sofern die Bestimmungen im Kaufvertrag eingehalten werden.
Vorschlag
The property is available at an asking price of £400,000, (Four Hundred Thousand Pounds) subject to contract, reflecting a net initial yield of 6.0% und eine Rückfallrendite von 7.20%, based upon acquisition costs at 4.18%.
Bitte beachten Sie, dass dem Käufer eine Transaktionsgebühr von 1,01 TP3T des Kaufpreises zuzüglich Mehrwertsteuer berechnet wird.
Überlegungen zur Investition
- The property is located in an affluent location within the London commuter belt
- The property occupies a prime retailing pitch within the Garden Square Shopping Centre
- Undoubted income
- New letting from May 2026
- The tenant has extensively fitted out the unit to a high standard
- Attractive small lot size for an investor
- Anwartschaftseinkommen
- Attraktives Renditeprofil.
Disclosure
Note that a member of Singer Vielle has an interest in this property
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Datenraum
Für diese Immobilie steht ein vollständiger Datenraum zur Verfügung.
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