Summary - Dog & Duck,222 Chingford Road,LONDON,E17 5AL E17 5AL
1 bed 1 bath Commercial Property
Freehold pub with strong income and outdoor trading; 20-year lease may restrict lending..
Freehold Victorian pub on 0.22-acre site with extensive outdoor seating and mini-golf
Let to a single private tenant at £119,140 pa; rent deposit £30,363 held
Lease runs to March 2044 (20 years remaining) — lender caution likely
Rent: annual RPI uplifts (2% collar, 5% cap) and five-year open market reviews
Fixtures and fittings are owned by the tenant, limiting immediate landlord control
Off-street parking for two vehicles; substantial trading capacity (128 covers)
EPC C-59; property not listed and outside a conservation area
Located near Walthamstow centre; area classified as deprived (affects growth outlook)
A rare freehold pub investment in Walthamstow, let on a 20-year lease to a private operator with a current rent of £119,140 pa. The three-level Victorian red-brick building includes an open-plan ground-floor trading area for 128 covers, cellar and stores, and a first-floor five-bedroom living accommodation. External customer space includes mini-golf, four wooden huts and substantial outdoor seating; the site extends to approximately 0.22 acres.
The lease benefits from five-yearly open market reviews and annual RPI uplifts (2% collar, 5% cap except in review years). A rent deposit of £30,363 is held. The property is offered in excess of £1,600,000 (quoted 7.02% NIY) and is expected to be sold as a TOGC, limiting VAT exposure for VAT-registered purchasers. EPC C-59. Fixtures and fittings are owned by the tenant.
Key investment strengths are scale of accommodation, large outdoor area and single-tenant income with periodic market reviews. Material considerations: the lease has only 20 years remaining from March 2024, which may deter lenders and reduce mortgage availability; fixtures are tenant-owned; the area scores as relatively deprived which can affect long-term capital growth. Business operations are stated to be unaffected by the sale.
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