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Lot 26 - FREEHOLD RESTAURANT WITH 27 FLATS ABOVE PRODUCING £93,050 PER ANNUM

108 -110 The Grove, Stratford, London, E15 1NS

Sold prior for an undisclosed amount

Thu Dec 11 2025

12:00pm

To be auctioned in :

3
Days
8
Hours
44
Mins
27
Secs

Property Description

The property is located on The Grove, opposite The Broadway, in the heart of Stratford's retail and leisure area. It is 80m from the junction with Roman Road, and 300m east of Stratford Train and Tube Station (Jubilee, Central, DLR and Elizabeth Lines). The Stratford Centre is 100m to the south west. The property comprises a five storey building (with basement), and comprises a restaurant/cafe/drinking establishment, on the ground and basement floors and with separate access to 27 flats ov

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(Measurements based on EPC)

The property comprises -

Ground & Basement Floor: Restaurant, cafe, dining area, bar, office, disabled toilet, kitchen, store area, cellar, two toilets, staff rest area and managers office 5,479 Sq Ft (509 SqM)
First to Fourth Floors: 27 Flats (with separate access and sold off on long lease)

Let to O12 Limited by way of assignment at a rent of £89,000pa and lease expiry on 19/07/2032 (Outside 54 Act). It has an outstanding 2022 rent review and further review in 2027. O12 Limited have been in occupation since 2011.

Let to 27 flats, on a single lease to a Management Company (prospective purchasers should refer to the legal pack for further details), with leases expiring in the year 3007, at a ground rent is £4,050 pa.

PRODUCING £93,050 PER ANNUM

Restaurant - B

1. The vendor has said that the tenant consistently pays his rent on the first of the month, however, they do have some arrears from the Covid Period, which will be set out in the Special Conditions.
2. Some pictures are historic.

Auction Surveyor : Rob Hills
Contact : 020 7614 9933 Robert.hills@strettons.co.uk

The O/S plan in the catalogue details are incorrect, please refer to the title plan as shown in the legals – EGL 436651

Addendum relating to 108-110 The Grove, London E15 1NS (22.10.25)

1. We refer to the VAT section of the Special Conditions. The wording below is substituted for the wording in the Special Conditions:

A copy of the Seller’s VAT OPTION for the LOT is in the Legal Pack. VAT is payable on the part of the PRICE attributable to the commercial element of the LOT (being 95% of the PRICE) except where the requirements of G15 are satisfied, in which case this shall be treated as a TOGC pursuant to Condition G15.

2. We refer to CPSE.1 and the response given to enquiry 15.1. The following wording is to be added to the response already given:

The Seller considers that the sale of the freehold of the Property may be a trigger event for the requirement for a landlord’s certificate pursuant to the Building Safety Act 2022. The Seller has not instigated the process to date on the basis that it does not administer a service charge regime at the Property.

Joint Auctioneer:

Ref PBK/JA Koopmans Tel 01923853749

* The Notice to Bidders, which can also be seen on the inside front cover of the hard copy catalogue, includes a definition of Guide Price [section #16] Note that in addition to the purchase price there is a buyer’s administration fee [section #11] and there may be additional non-optional fixed or variable fees and costs [section #12]. To establish the full cost of purchasing a property, please inspect the legal documentation/special conditions. Please also check strettons.co.uk for updates.