Guide price
£450,000
Property for saleElmers End Road, London SE20
Freehold
About this property
Auction sale
10 March 2026
EPC Rating - n/a
Investment
Summary
auction sale 10 March 2026 - retirement sale
Freehold Retail Investment with Two Maisonettes,
One Maisonette Let on AST, One on Regulated Tenancy,
Total Current Rent Reserved £43,720 per Annum,
Outstanding Rent Review and Growth Potential (See Notes),
description
Retirement sale
Freehold Retail Investment with Two Maisonettes
One Maisonette Let on AST, One on Regulated Tenancy
Total Current Rent Reserved £43,720 per Annum
Outstanding Rent Review and Growth Potential (See Notes)
Location:
The property forms part of this retail parade on the east side of Elmers End Road which forms part of the A214 linking between Elmers End and Norwood lying to the north whilst the centres of Beckenham and Bromley lie to the east. The parade provides shopping facilities to a densely populated local catchment with the added benefit of high visibility and passing trade from traffic utilising the A214. The property itself is located opposite the pedestrian crossing which further adds to potential passing pedestrian trade. The area is well served by public transport links with bus routes linking to the surrounding area and Birkbeck Rail station within less than 0.25 mile to the south providing direct links to London Bridge station with a journey time of 33 minutes.
Description:
The property comprises this pair of mid terrace three floor buildings. The upper floors comprise two separate self-contained two floor maisonettes. These maisonettes benefit from a secure gated access which leads off Ravenscroft Road. The ground floor was originally let as a single interconnecting double retail unit. The current tenant has divided part of this and sub-let this space (please see notes). The tenants’ space is currently trading as a Londis convenience store and the separated and sub-let space trading as Bagels and Jerk Caribbean take-away.
Accommodation / Tenancy
Unit - Both Ground Floor Shops 73-75 Elmers End Road
Accommodation - Main Retail Area t/a Londis:
Retail Zone A 39.9 sq. M (429.4sq.ft)
Retail Zone B 47.0 sq. M (505.9sq.ft)
Retail Zone C 45.0 sq. M (484.3sq.ft)
Retail remaining 34.2 sq. M (368.7sq.ft)
Staff wc
Sub Let area t/a Bagells and Jerk
Retail Zone A 16.6 sq. M (178.6sq.ft)
Retail Zone B 8.8 sq. M (95.1sq.ft)
Combined Total Area
191.8 sq.m(2,064 sq ft)
Tenancy - The entire ground floor is let to S Sivashanmugam and V Rajakumar
(with personal guarantee) by way of an assignment in 2011 with the lease being for 25 years from 1st December 2006 on Full Repairing and Insuring terms.
Rent (pa) - £21,500
Reviews/Notes - Rent reviews every 5 years. The 2021 Rent Review is outstanding with a further rent review due December 2026. Note: The tenant has sub-let part without landlords’ consent although the landlord has not raised an objection to this
Unit - First & Second Floor Maisonette No 73a (left hand side)
Accommodation - Two Floor Self-Contained Maisonette Comprising: Two bedrooms, reception Room, Kitchen, Bathroom/wc
Tenancy - Let on an assured shorthold which originally commenced 1st September 2020 at a rent
of £1,050 per calendar month.
Rent (pa) - £12,600
Reviews/Notes - The rent has not been increased since the tenancy was granted in 2020, and the same tenant remains in occupation.
Unit - First & Second Floor Maisonette No 75a (right hand side)
Accommodation - Two Floor Self-Contained Maisonette Comprising: Two bedrooms, reception Room, Kitchen, Bathroom/wc
Tenancy - Let on a Regulated Tenancy at a Registered rent of £185 per week effective 11/03/2024
Rent (pa) - £9,620
Reviews/Notes - Re registration due March 2026
Total Rent Reserved: £43,720 per annum (see notes)
EPC Rating: Shop: 50B, Maisonette 73a: D, Maisonette 75a: D
Council Tax: No 73a: D, No 75a: D
Notes:
The rent review for the shop due in 2021 was not exercised with a further rent review due December 2026.
The rent for Flat 73a has not been increased since the tenancy began in 2020.
The rent for Flat 75a is due for re-registration just after the auction.
Important Notice:
For each Lot, a contract documentation fee of £1,800 (inclusive of VAT) is payable to Barnard Marcus Auctions by the buyer. The seller may charge additional fees payable upon completion. If applicable, such fees are detailed within the Special Conditions of Sale. Buyers are deemed to bid in full knowledge of this.
The Guide Price quoted must not be relied upon by prospective purchasers as a valuation or assessment of value of the property. It is intended to provide purchasers with an indication of the region at which the reserve may be set at the time of going to press. The guide price may be subject to variation and interested parties are advised to make regular checks for variations and should be aware that the reserve price may be either below or above the quoted guide price.
Prospective purchasers should also be aware that the eventual sale price may be above or below the guide level dependent upon competition, and should therefore not presume the guide to be indicative of the final expected sale price or the price the property is available at.
When setting the guide price, the auctioneers have given consideration to the seller’s instructions in respect of their indicated reserve price at the time of instruction. The reserve price, (the level below which the property will not be sold), remains confidential between the seller and the auctioneer. The guide price therefore, is intended to indicate the region at which the reserve price is intended to be set. The seller will confirm their final reserve price close to the auction date and if appropriate the auctioneers may adjust the guide price to reflect this.
Whilst Barnard Marcus make every effort to ensure the safety and security of viewers at properties, we have not carried out a detailed Health & Safety inspection of properties in our auctions and cannot therefore guarantee the safety and security of viewers.
Prospective purchasers and bidders attend properties entirely at their own risk. Particular care should be taken when accessing cellars, attics, exterior grounds and outbuildings and boundaries. All non-conducted inspections of vacant sites should be made in daylight hours only and entry into such sites is entirely at the viewers risk.
1. Money laundering regulations: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.
3. Photographs and Measurements: Some images may have been taken by a wide angled lens camera. These approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built-in furniture.
4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
5. These particulars are issued in good faith but do not constitute representations of fact or form part of any offer or contract. The matters referred to in these particulars should be independently verified by prospective buyers or tenants. Neither sequence (UK) limited nor any of its employees or agents has any authority to make or give any representation or warranty whatever in relation to this property.
1. Money laundering regulations: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.
3. Photographs and Measurements: Some images may have been taken by a wide angled lens camera. These approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built-in furniture.
4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
5. These particulars are issued in good faith but do not constitute representations of fact or form part of any offer or contract. The matters referred to in these particulars should be independently verified by prospective buyers or tenants. Neither sequence (UK) limited nor any of its employees or agents has any authority to make or give any representation or warranty whatever in relation to this property.
auction sale 10 March 2026 - retirement sale
Freehold Retail Investment with Two Maisonettes,
One Maisonette Let on AST, One on Regulated Tenancy,
Total Current Rent Reserved £43,720 per Annum,
Outstanding Rent Review and Growth Potential (See Notes),
description
Retirement sale
Freehold Retail Investment with Two Maisonettes
One Maisonette Let on AST, One on Regulated Tenancy
Total Current Rent Reserved £43,720 per Annum
Outstanding Rent Review and Growth Potential (See Notes)
Location:
The property forms part of this retail parade on the east side of Elmers End Road which forms part of the A214 linking between Elmers End and Norwood lying to the north whilst the centres of Beckenham and Bromley lie to the east. The parade provides shopping facilities to a densely populated local catchment with the added benefit of high visibility and passing trade from traffic utilising the A214. The property itself is located opposite the pedestrian crossing which further adds to potential passing pedestrian trade. The area is well served by public transport links with bus routes linking to the surrounding area and Birkbeck Rail station within less than 0.25 mile to the south providing direct links to London Bridge station with a journey time of 33 minutes.
Description:
The property comprises this pair of mid terrace three floor buildings. The upper floors comprise two separate self-contained two floor maisonettes. These maisonettes benefit from a secure gated access which leads off Ravenscroft Road. The ground floor was originally let as a single interconnecting double retail unit. The current tenant has divided part of this and sub-let this space (please see notes). The tenants’ space is currently trading as a Londis convenience store and the separated and sub-let space trading as Bagels and Jerk Caribbean take-away.
Accommodation / Tenancy
Unit - Both Ground Floor Shops 73-75 Elmers End Road
Accommodation - Main Retail Area t/a Londis:
Retail Zone A 39.9 sq. M (429.4sq.ft)
Retail Zone B 47.0 sq. M (505.9sq.ft)
Retail Zone C 45.0 sq. M (484.3sq.ft)
Retail remaining 34.2 sq. M (368.7sq.ft)
Staff wc
Sub Let area t/a Bagells and Jerk
Retail Zone A 16.6 sq. M (178.6sq.ft)
Retail Zone B 8.8 sq. M (95.1sq.ft)
Combined Total Area
191.8 sq.m(2,064 sq ft)
Tenancy - The entire ground floor is let to S Sivashanmugam and V Rajakumar
(with personal guarantee) by way of an assignment in 2011 with the lease being for 25 years from 1st December 2006 on Full Repairing and Insuring terms.
Rent (pa) - £21,500
Reviews/Notes - Rent reviews every 5 years. The 2021 Rent Review is outstanding with a further rent review due December 2026. Note: The tenant has sub-let part without landlords’ consent although the landlord has not raised an objection to this
Unit - First & Second Floor Maisonette No 73a (left hand side)
Accommodation - Two Floor Self-Contained Maisonette Comprising: Two bedrooms, reception Room, Kitchen, Bathroom/wc
Tenancy - Let on an assured shorthold which originally commenced 1st September 2020 at a rent
of £1,050 per calendar month.
Rent (pa) - £12,600
Reviews/Notes - The rent has not been increased since the tenancy was granted in 2020, and the same tenant remains in occupation.
Unit - First & Second Floor Maisonette No 75a (right hand side)
Accommodation - Two Floor Self-Contained Maisonette Comprising: Two bedrooms, reception Room, Kitchen, Bathroom/wc
Tenancy - Let on a Regulated Tenancy at a Registered rent of £185 per week effective 11/03/2024
Rent (pa) - £9,620
Reviews/Notes - Re registration due March 2026
Total Rent Reserved: £43,720 per annum (see notes)
EPC Rating: Shop: 50B, Maisonette 73a: D, Maisonette 75a: D
Council Tax: No 73a: D, No 75a: D
Notes:
The rent review for the shop due in 2021 was not exercised with a further rent review due December 2026.
The rent for Flat 73a has not been increased since the tenancy began in 2020.
The rent for Flat 75a is due for re-registration just after the auction.
Important Notice:
For each Lot, a contract documentation fee of £1,800 (inclusive of VAT) is payable to Barnard Marcus Auctions by the buyer. The seller may charge additional fees payable upon completion. If applicable, such fees are detailed within the Special Conditions of Sale. Buyers are deemed to bid in full knowledge of this.
The Guide Price quoted must not be relied upon by prospective purchasers as a valuation or assessment of value of the property. It is intended to provide purchasers with an indication of the region at which the reserve may be set at the time of going to press. The guide price may be subject to variation and interested parties are advised to make regular checks for variations and should be aware that the reserve price may be either below or above the quoted guide price.
Prospective purchasers should also be aware that the eventual sale price may be above or below the guide level dependent upon competition, and should therefore not presume the guide to be indicative of the final expected sale price or the price the property is available at.
When setting the guide price, the auctioneers have given consideration to the seller’s instructions in respect of their indicated reserve price at the time of instruction. The reserve price, (the level below which the property will not be sold), remains confidential between the seller and the auctioneer. The guide price therefore, is intended to indicate the region at which the reserve price is intended to be set. The seller will confirm their final reserve price close to the auction date and if appropriate the auctioneers may adjust the guide price to reflect this.
Whilst Barnard Marcus make every effort to ensure the safety and security of viewers at properties, we have not carried out a detailed Health & Safety inspection of properties in our auctions and cannot therefore guarantee the safety and security of viewers.
Prospective purchasers and bidders attend properties entirely at their own risk. Particular care should be taken when accessing cellars, attics, exterior grounds and outbuildings and boundaries. All non-conducted inspections of vacant sites should be made in daylight hours only and entry into such sites is entirely at the viewers risk.
1. Money laundering regulations: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.
3. Photographs and Measurements: Some images may have been taken by a wide angled lens camera. These approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built-in furniture.
4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
5. These particulars are issued in good faith but do not constitute representations of fact or form part of any offer or contract. The matters referred to in these particulars should be independently verified by prospective buyers or tenants. Neither sequence (UK) limited nor any of its employees or agents has any authority to make or give any representation or warranty whatever in relation to this property.
1. Money laundering regulations: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.
3. Photographs and Measurements: Some images may have been taken by a wide angled lens camera. These approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built-in furniture.
4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
5. These particulars are issued in good faith but do not constitute representations of fact or form part of any offer or contract. The matters referred to in these particulars should be independently verified by prospective buyers or tenants. Neither sequence (UK) limited nor any of its employees or agents has any authority to make or give any representation or warranty whatever in relation to this property.
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