Summary - 165, FOREST ROAD E17 6HE
1 bed 1 bath Commercial Property
Well-located high-street unit with basement — long lease, refurbishment required..
- Prominent glazed frontage on busy Forest Road parade
- Ground floor plus sizeable basement (approx 1,024 sq ft total)
- Small rear outdoor area and exterior WC
- Minutes from Blackhorse Station; high local footfall
- New long lease (circa 100 years remaining) — leasehold
- A3 uses (restaurants/cafés) expressly prohibited
- Unit in average condition; requires refurbishment/flooring work
- Business rates currently listed as TBC; check liabilities
A prominent ground-floor commercial unit on Forest Road, arranged over ground floor and basement with a small rear yard. The large glazed frontage sits on a busy parade close to Blackhorse Station, making it well placed for retail or workspace serving high footfall. The property totals approximately 95.1 sq m (1,024 sq ft) and includes an exterior WC and generous basement storage.
The area is experiencing significant redevelopment (Blackhorse Mills, Blackhorse View and other schemes), supporting longer-term rental and capital growth prospects. The long new lease (circa 100 years remaining) and guide price range make this attractive to investors seeking a high-street holding in an improving market.
Practical drawbacks are clear and stated: the unit is leasehold (not freehold), A3 uses (restaurants/cafés) are expressly prohibited, and the shop is described in average condition with worn flooring and general refurbishment needed. Business rates are listed as TBC, so any buyer should check likely liability. These are straightforward factors for a buyer to price in or to plan a light refurbishment around.
Overall this is a hands-on investment opportunity: strong location and long lease provide the upside, while the usage restriction and need for works limit immediate options and should be considered when assessing yield and fit-out costs.
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