Summary - Flat B, 106 High Road, Tottenham, LONDON N15 6JR
1 bed 1 bath Retail Property (high street)
Freehold dental investment with immediate income and lease extension work required.
Established dental tenant on full repairing lease to 2034, no break
A freehold, mixed-use high‑road investment in Tottenham, anchored by a long-standing dental practice on the ground floor and two sold-off flats above. The ground-floor tenant (Clacton Dental Care) holds a full repairing and insuring lease to 2034 with no break and current rent of £22,000 pa; the outstanding 2024 rent review may uplift income. VAT is not applicable. The building is a traditional Victorian parade with a full-width shopfront and good pedestrian exposure close to South Tottenham Overground.
Key investment strengths include an established healthcare tenant with specialist equipment, immediate rental income and a gross initial yield of c.4.91%. The property benefits from excellent mobile signal, fast broadband and close proximity to local amenities and transport links, supporting continued commercial demand for the ground-floor unit.
Material drawbacks are significant and must be factored into valuation and financing. The two residential flats are on 99-year leases from 1987 with about 61 years remaining; lenders commonly require longer lease terms and may refuse mortgages or impose stricter terms. The area records high crime levels and very high deprivation indices, which can affect tenant profiles, capital values and re-letting risk. The ground-floor rent review for 2024 is outstanding and outcomes are unknown.
This lot suits an investor focused on income and willing to manage leasehold issues — for example, pursuing lease extensions on the flats, renegotiating the outstanding rent review, or holding for stable NHS-related rental income. Buyers should commission a full survey, check lender acceptability for the upper‑floor lease lengths, and consider local market dynamics before bidding.
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