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Auctions / Stratford-upon-Avon

10 Henley Street, Stratford-upon-Avon, Warwickshire, CV37 6PT

Guide Price* : £375,000 plus

REVERSIONARY FREEHOLD GRADE II LISTED RETAIL INVESTMENT

  • Gross Initial Yield - 8.00%
  • Entirely Let to Subway Realty Ltd on a Lease Expiring 2035
  • Well Located Adjacent to The Henley Room and on The Pedestrianised Shopping Area
  • Tenant Has Been in Occupation for Circa 20 Years
  • Potential to Increase the Rent at the Next Review in October 2025
  • October 2025 Tenant Break Not Exercised
  • Current Rent Reserved £30,000 per annum
  • Estimated Rental Value - £33,750 per annum

Description

The property comprises a Grade II Listed, mid terrace arranged over two storeys with an attic. The property currently trades as Subway and operates as a restaurant and takeaway.

Internally, the ground floor provides a retail area with a customer seating section for approximately 7 covers to the front and side. A food display and service counter is located on the left-hand side, with a kitchen and built-in chiller to the rear. The interior is finished in standard Subway livery retaining a number of original features.

The first floor provides additional seating for approximately 18 covers, a unisex WC, and a stockroom with a chiller. The attic level is used as a staff room and extends to approximately 115.90 sq m (1,248 sq ft) NIA.

The site extends to approximately 0.006 hectares (0.016 acres).

Location

The Property is situated fronting the pedestrianised section of Henley Street, close to its junction with Meer Street, in the centre of the historic market town of Stratford-upon-Avon. The surrounding area comprises a mix of retail and service sector occupiers, including independent gift shops, cafés, jewellers, and attractions such as The Henley Room, which is located adjacent to the Property.

The town benefits from good road communications via the A46, which links with the M40 motorway at Junction 15, approximately 7 miles to the north east, providing access to Birmingham, Oxford, and London.

Stratford-upon-Avon railway station is located approximately 0.2 miles to the south west of the property and offers regular services to Birmingham Moor Street and London Marylebone, with journey times to London of approximately 2 hours and 14 minutes.

Tenure

We understand the property is held Freehold under Title Number WK368094.

Planning

The property is situated within Stratford-Upon-Avon Conservation Area.

Tenancy

The property is let to Subway Realty Ltd for a term of 15 years from 21 October 2020 expiring 20 October 2035 at a current rent of £30,000 per annum, subject to 5 yearly open market rent reviews. The next rent review is 21 October 2025. The tenant has an option to determine the lease on either 20 October 2025 and 20 October 2030, subject to 6 months prior notice. The tenant has not exercised the October 2025 break option.

Planning Authority

Stratford-on-Avon District Council - www.stratford.gov.uk

Bidder Registration

Registration for bidding will close at 2:00 pm the day before the auction, after which we cannot guarantee giving you permission to bid at the auction.

VAT

Refer to the legal documentation

Energy Performance Certificate

No EPC required

Note

A purchase at the guide price would reflect a Gross Initial Yield of 8.0% (based upon passing rent) and 9.0% (based upon ERV).

Accommodation

Address Accommodation Sq M Sq Ft
Ground Floor Seating Area, Food Server and Kitchen 51.57 555
First Floor Seating Area, Stock Room and WC 41.07 442
Attic Staff Room 23.27 250
Total Net Internal Area (NIA) 115.90 1,248

Contact

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* Generally speaking Guide Prices are provided as an indication of each seller's minimum expectation, i.e. 'The Reserve'. They are not necessarily figures which a property will sell for and may change at any time prior to the auction. Virtually every property will be offered subject to a Reserve (a figure below which the Auctioneer cannot sell the property during the auction) which we expect will be set within the Guide Range or no more than 10% above a single figure Guide.

** If you take up this service, Dynamo may pay a referral payment of up to 20% of the procuration fee received by Dynamo from the relevant lender on completion of the mortgage to us. This is not paid by you and has no impact on the service provided. Dynamo is a trading name of Dynamo Mortgages Limited, which is part of the same group of companies as Lambert Smith Hampton, owned by Connells Limited.

If you take up this service you will agree your own separate contract with Dynamo, and Lambert Smith Hampton is not responsible for the accuracy, quality or suitability of any advice, recommendations or services provided to you.

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Subject to Contract and Exclusive of VAT © Lambert Smith Hampton June 2025

Disclaimer: Lambert Smith Hampton Group Limited and its subsidiaries, including LSH Property Auctions, and their joint agents if any (“LSH”) for themselves and for the seller or landlord of the property whose agents they are give notice that: (i) These particulars are given and any statement about the property is made without responsibility on the part of LSH or the seller or landlord and do not constitute the whole or any part of an offer or contract. (ii) Any description, dimension, distance or area given or any reference made to condition, working order or availability of services or facilities, fixtures or fittings, any guarantee or warrantee or statutory or any other permission, approval or reference to suitability for use or occupation, photograph, plan, drawing, aspect or financial or investment information or tenancy and title details or any other information set out in these particulars or otherwise provided shall not be relied on as statements or representations of fact or at all and any prospective buyer or tenant must satisfy themselves by inspection or otherwise as to the accuracy of all information or suitability of the property. (iii) No employee of LSH has any authority to make or give any representation or warranty arising from these particulars or otherwise or enter into any contract whatsoever in relation to the property in respect of any prospective purchase or letting including in respect of any re-sale potential or value or at all. (iv) Price or rent may be subject to VAT and any prospective buyer or tenant must satisfy themselves concerning the correct VAT position. (v) Except in respect of death or personal injury caused by the negligence of LSH or its employees or agents, LSH will not be liable, whether in negligence or otherwise howsoever, for any loss arising from the use of these particulars or any information provided in respect of the property save to the extent that any statement or information has been made or given fraudulently by LSH. (vi) In the case of new development or refurbishment prospective buyers or tenants should not rely on any artists’ impressions or architects’ drawings or specification or scope of works or amenities, infrastructure or services or information concerning views, character or appearance and timing concerning availability or occupation and prospective buyers or tenants must take legal advice to ensure that any expectations they may have are provided for direct with the seller or landlord and LSH shall have no liability whatsoever concerning any variation or discrepancy in connection with such matters.