Summary - Francis House, Freebournes Road, Witham, Essex, CM8 CM8 3UN
1 bed 1 bath Light Industrial
Large-scale leased warehouse with rent-review upside close to A12.
Let to Crittall Windows Ltd on FRI lease producing £495,000 pa
A reversionary industrial investment occupying a prominent position on Freebournes Industrial Estate, Witham. The detached purpose-built facility totals approximately 88,405 sq ft, with high eaves (12.2m–16.8m), four rear loading doors, LED lighting and a high-spec two-storey office block. It is let to long-established manufacturer Crittall Windows Ltd on an unbroken full repairing and insuring lease from 21 March 2022, producing a passing rent of £495,000 per annum (c. £5.60/sq ft).
The site benefits from excellent road links (J22 A12 within 300m) and substantial secure parking for around 80 vehicles, supporting logistics and manufacturing operations. The EPC is B (50) and mains services include three-phase electricity; the building was constructed in the mid‑1990s and offers immediate occupational quality with fitted offices and plant space.
Investor considerations: the lease includes an upward‑only market rent review at the fifth anniversary, offering upside potential. However, the long leasehold is subject to an annual ground rent of £42,309 and estimated business rates of approximately £262,080 (2025/26). Other practical factors include slow broadband provision in the area and a noted very high local crime score, which may influence operational security costs.
This opportunity suits purchasers seeking a large-scale, let industrial asset with tenant covenant and rent-review upside, while accepting long-leasehold obligations, significant holding costs and localized infrastructure constraints.
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