Summary - Salt bar & dining ,1 Roxeth Hill,Harrow,HA2 0JY HA2 0JY
1 bed 1 bath Commercial Property
Let investment with parking and short-term income; lender caution advised.
Entire freehold pub let to STAM (London) Limited at £82,317 pa
A freehold public house investment occupying a prominent corner location on Roxeth Hill, Harrow. The two-storey, early 20th‑century style building (Tudor/black-and-white frontage) is let in full to STAM (London) Limited producing £82,317 pa with five-year open market reviews and annual uncapped RPI uplifts. The business is stated as unaffected by the sale and a rent deposit is held.
The building includes ground-floor trading space with central bar and seating for circa 50, a trade kitchen, cellar/storage, and an enclosed external seating area for about 40. First-floor accommodation is used as an HMO with seven bedrooms (three en-suite). Parking for 14 vehicles is available a short distance north along Middle Road. EPC rating B (40).
Key investment positives are the secure occupational tenant, established trading fit-out, regular review provisions and a headline guide of offers in excess of £1,170,000 (circa 6.7% NIY). Material considerations: only ten years remain on the lease (expires August 2033), which is likely to restrict mortgage lending and reduce the pool of purchasers. There is also a semi-derelict two-storey barn and limited private outdoor space.
This opportunity suits a buyer seeking an operational pub asset with immediate income and rent review protection, and who accepts the refinancing/exit risk posed by the relatively short unexpired lease term and the property’s conservation-area constraints.
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