Highly Secure London Retail Investment

529 Norwood Road | London | SE27 9DL


asking price



  • Attractive London Retail Investment

  • Highly secure income - let to Costa Limited

  • Pre-Tax Profits £127m, Shareholders’ Funds £450m

  • New letting

  • No VAT payable

  • £665,000, subject to contract

  • Net initial yield 5.0%

529 Norwood Road | |  |  | London | | SE27 9DL


West Norwood is situated in South London just off the South Circular (A205) within the London Borough of Lambeth, approximately 10 km (6 miles) south of Central London and the City and 16 km (10 miles) south west of Canary Wharf. Croydon lies 5 km (3 miles) directly to the south and Gatwick Airport is approximately 42 km (26 miles) to the south.

West Norwood is well served by public transport. National Rail stations in the area include West Norwood and Tulse Hill (both Zone 3) which have frequent fast direct links to Victoria, Clapham Junction, London Bridge and Blackfriars, making it a popular commuter base. In addition there are a number of bus routes that serve the underground tube station at Brixton.



The property is situated in a prominent retailing pitch on the eastern side of Norwood Road (A215), in the heart of West Norwood. Surrounding occupiers include Iceland, Subway, Superdrug, KFC, The Co-Operative Food, Tesco, Ladbrokes, Greggs and B&Q.

There is short-term free parking outside the unit and on side roads nearby.

Norwood Road leads to onto the South Circular (A205) to the north via the centre of Tulse Hill. The South Circular connects Dulwich and Streatham and provides access into Brixton Hill (A23) or Tulse Hill (A204) to Brixton.

Tulse Hill Station is less than half a mile to the north and provides a service into both London Bridge within 17 minutes and Blackfriars within 15 minutes. West Norwood Station is less than a quarter of a mile to the south providing a service into London Victoria within 23 minutes as well as London Bridge.

The property also benefits from being directly opposite ‘The Loft’, a new development of nine 2 & 3 bedroom duplex apartments by pedder New Homes.

529 Norwood Road | |  |  | London | | SE27 9DL
529 Norwood Road | |  |  | London | | SE27 9DL


The property comprises a ground floor unit, which has been recently fitted out by Costa Coffee in their new corporate style. There is rear access via a mews link back on to Norwood Road.

The first and second floors comprise a 2-bedroom residential flat with its own access from the rear mews, which has been sold off on a long lease.


The property has been measured by BKR Floor Plans and provides the following Net Internal Areas:

Ground Floor Sales 115 sq m 1,238 sq ft
Ground Floor Ancillary 33.3 sq m 358 sq ft
Total   148.3 sq m 1,596 sq ft

A set of floor plans is available to download and the measured survey report is available for assignment to a purchaser.


The ground floor retail unit benefits from permission for Mixed Use Class A1/A3. A copy of the planning permission is available to download.

529 Norwood Road | |  |  | London | | SE27 9DL
529 Norwood Road | |  |  | London | | SE27 9DL




The ground floor is let to Costa Limited on a full repairing and insuring lease for a term of 10 years from 8th October 2015, expiring 7th October 2025. There is a tenant’s break option on 7th October 2021, subject to 6 months’ written notice.

The current passing rent is £35,000 per annum and the lease benefits from an upward only rent reviews on 8th October 2020.

The first and second floor residential flat is let on a long lease from 1st January 2016 expiring 31st December 2190 at a ground rent of £100 per annum, rising to £700 across the term. The long leaseholder pays a fair proportion of the building insurance and building maintenance.


Costa was founded in 1971 and is now the largest and fastest growing coffee chain in the UK, currently with over 1,900 coffee shops in the UK, over 1,100 stores in 29 international markets and over 4,200 Costa Express self-serve units. Costa created 1,900 new UK jobs during the last financial year and opened 176 net new UK stores. The Costa Coffee Club has around 2.5 million active card holders.

Costa Limited (Co. No. 1270695) has reported the following figures:

  26th February 2015 26th February 2014
Turnover £735,974,000 £633,427,000
Pre- Tax Profits £127,221,000 £130,449,000
Shareholders’ Funds £449,549,000 £351,333,000

Since 2007/08 Costa has grown its total system sales from £0.3 billion to £1.4 billion and aims to grow this to around £2.5 billion by 2020.

The ultimate parent undertaking is Whitbread PLC, the UK’s largest hotel, restaurant and coffee shop operator with 45,000 employees. It is one of the UK’s most successful FTSE 100 companies. For the year ending 26th February 2015 the company reported:

Total Revenue £2,608.1 million
Pre-Tax Profits £463.8 million
Net Assets £1,977.9 million

For more details go to www.costa.co.uk and www.whitbread.co.uk.

529 Norwood Road | |  |  | London | | SE27 9DL
529 Norwood Road | |  |  | London | | SE27 9DL

Value Added Tax

VAT will not be payable on the purchase price.


Our client is seeking offers in the region of £665,000 (Six Hundred and Sixty five Thousand Pounds), subject to contract, reflecting a net initial yield of 5.0% (assuming purchasing costs of 5.22%).

Investment Considerations

  1. An opportunity to acquire an attractive London retail investment;

  2. The investment provides very secure income, let to Costa Limited; Pre-Tax Profits £127m, Shareholders’ Funds £449.5m;

  3. The property benefits from Mixed Use Class A1/A3 planning consent;

  4. The property occupies a prominent retailing position in the heart of West Norwood;

  5. No VAT payable;

  6. A purchase at the asking price will provide an investor with an attractive net initial yield;

  7. Attractive lot size for an investor.

529 Norwood Road | |  |  | London | | SE27 9DL

Contact Us

Singer Vielle   +44 (0) 207 935 7200
Neil Singer neil@singervielle.co.uk +44 (0) 203 478 9120
Dale Henry dale@singervielle.co.uk +44 (0) 203 701 1356
Richard Wolfryd richard@singervielle.co.uk +44 (0) 203 701 1353
Graham Waddell graham@singervielle.co.uk +44 (0) 141 221 4545
Faye Langoulant faye@singervielle.co.uk +44 (0) 203 478 9122
Louanne Malan louanne@singervielle.co.uk +44 (0) 203 701 1386


Vendor's Solicitor

Tollers LLP  
Mark Reynolds mark.reynolds@tollers.co.uk +44 (0)1908 306 956