Summary - UNIT 12, HEADS OF THE VALLEYS INDUSTRIAL ESTATE NP22 5RL
1 bed 1 bath Light Industrial
Multi-let industrial site with development upside and immediate rental income.
Current income £143,580 pa, rising to £153,080 pa in March 2026
Estimated ERV c. £185,665 pa — clear rental upside
Net initial yield 7.72%, rising to 8.23% in March 2026
Total building area c. 44,131 sq ft on 2.2 acres
Large surfaced yard/car parking; potential for further development
Roof lined with asbestos sheeting — ongoing remediation risk
Several units on short-term licences — immediate reversion risk
Very slow broadband and situated in a very deprived area
An uncommon multi-let light industrial investment, Units 12–16 occupy a generous 2.2-acre site on Heads of the Valleys Industrial Estate, Rhymney. The terrace of five steel portal-frame warehouses totals c.44,131 sq ft and benefits from substantial yard and parking that could support further development or intensification of use. Current passing income is £143,580 pa, rising to £153,080 pa in March 2026, with an estimated ERV of c.£185,665 pa — presenting clear upside for an active asset manager.
The construction is practical and robust for industrial occupiers: part brick/block walls, metal profile elevations, high ceilings and multiple loading doors. EPCs sit in band C across the units, and the site offers good estate access with proximity (c.0.3 miles) to Rhymney rail and the A465 corridor to regional trunk roads. The sale price equates to a low capital value per sq ft, reflecting the lot size and rental profile.
Buyers should note material maintenance and location factors: the roof is lined with asbestos sheeting requiring managed maintenance or removal, and broadband speeds in the area are very slow. The estate and surrounding community sit in a very deprived area with ageing industrial workforce demographics, which may influence tenant mix and labour availability. Several units are on short-term licences, creating reversion risk but also near-term re-letting opportunity to drive income to ERV.
For investors comfortable with estate-level asset management, this is a value-driven holding with immediate income, scope to increase rent roll, and tangible development potential on low site coverage. The position suits a landlord looking to add scale, undertake targeted refurbishment, and capture rental growth through lease renewals and site optimisation.
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