Guide price
£5,000,000
Block of flats for saleHigh Road, Goodmayes, Ilford IG3
Auction
Freehold
About this property
For sale by auction 11th September 2025 at 12:00 withdrawn
A mixed-use investment opportunity currently producing £393,140 P.A.
Location & Description
The property comprises a unique portfolio of properties, within a substantial freehold block. It has diversified income across residential, retail, commercial, and warehouse uses, in a prime East London location.
The property is in the heart of Seven Kings, and comprises 14 residential flats, (x3 two bed, x9 one bed and x2 studios), 5 retail shops, 3 warehouse units and 2 basement units. To the rear of the property is a private car park / yard area, capable of accommodating approximately 20 vehicles.
The properties are situated directly opposite Seven Kings Mainline Station, offering swift access to London Liverpool Street in approximately 21 minutes via the Elizabeth Line.
The current income from the entire property amounts to £32,761 per calendar month, equating to £393,140 pa and has possible redevelopment potential (subject to obtaining all necessary consents).
Tenancy Details
The property comprises -
14 Self-contained Flats:- over shops and rear of High Road on a range of Assured Shorthold Tenancies (AST), producing £219,900 p.a.
Retail Unit 4 Cameron Road: 999 year leasehold
Retail Unit 625: 999 year leasehold
Retail Unit 629:Peri Peri takeaway at £23,400 pa with lease expiry 16.07.2045
Retail Unit 631:Burger takeaway at £21,900 pa with tenant & landlord break 28.09.2027 with a lease subject to rent review on 29.09.2027.
Retail Unit 633: Let to Sue Ryder at £23,500 pa (300 branches) with lease expiry 28.04.2027.
The 3 warehouse units at rear of High Road -
Warehouse 627:Let to a carpet warehouse at £36,000 pa, (4,050 sqft).
Warehouse 627B:Let to an after-school club (amyc) at £21,240 pa (2,250 sq ft).
Warehouse rear 633:Let to a carpet retailer at £16,000 pa (2,350 sqft).
Lease reviews and expiries range between 2027 and beyond.
Basement Unit 625C: Let as office accommodation at £14,400 pa, with the lease expiry 24.06.2028.
Basement Unit 629B:Let as commercial kitchen at £16,800 pa, with lease expiry 11.11.2029.
Note
1. For EPC's, lease details and deposits, please refer to legal pack.
Auction Surveyor: Rob Hills Contact :
Producing A total income of £393,140 pa (development opportunity subject to obtaining planning consent)
A mixed-use investment opportunity currently producing £393,140 P.A.
Location & Description
The property comprises a unique portfolio of properties, within a substantial freehold block. It has diversified income across residential, retail, commercial, and warehouse uses, in a prime East London location.
The property is in the heart of Seven Kings, and comprises 14 residential flats, (x3 two bed, x9 one bed and x2 studios), 5 retail shops, 3 warehouse units and 2 basement units. To the rear of the property is a private car park / yard area, capable of accommodating approximately 20 vehicles.
The properties are situated directly opposite Seven Kings Mainline Station, offering swift access to London Liverpool Street in approximately 21 minutes via the Elizabeth Line.
The current income from the entire property amounts to £32,761 per calendar month, equating to £393,140 pa and has possible redevelopment potential (subject to obtaining all necessary consents).
Tenancy Details
The property comprises -
14 Self-contained Flats:- over shops and rear of High Road on a range of Assured Shorthold Tenancies (AST), producing £219,900 p.a.
Retail Unit 4 Cameron Road: 999 year leasehold
Retail Unit 625: 999 year leasehold
Retail Unit 629:Peri Peri takeaway at £23,400 pa with lease expiry 16.07.2045
Retail Unit 631:Burger takeaway at £21,900 pa with tenant & landlord break 28.09.2027 with a lease subject to rent review on 29.09.2027.
Retail Unit 633: Let to Sue Ryder at £23,500 pa (300 branches) with lease expiry 28.04.2027.
The 3 warehouse units at rear of High Road -
Warehouse 627:Let to a carpet warehouse at £36,000 pa, (4,050 sqft).
Warehouse 627B:Let to an after-school club (amyc) at £21,240 pa (2,250 sq ft).
Warehouse rear 633:Let to a carpet retailer at £16,000 pa (2,350 sqft).
Lease reviews and expiries range between 2027 and beyond.
Basement Unit 625C: Let as office accommodation at £14,400 pa, with the lease expiry 24.06.2028.
Basement Unit 629B:Let as commercial kitchen at £16,800 pa, with lease expiry 11.11.2029.
Note
1. For EPC's, lease details and deposits, please refer to legal pack.
Auction Surveyor: Rob Hills Contact :
Producing A total income of £393,140 pa (development opportunity subject to obtaining planning consent)
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