High Yielding Industrial Investment

Unit 6/6A & 7 | Masterlord Industrial Estate Leiston | Suffolk | IP16 4JD


subject to contract



  • Two adjacent industrial units

  • Let to established tenants

  • Established commercial location

  • Low passing rents equating to only £2.96 per sq ft

  • WAULT of 4.7 years

  • Freehold

  • £1,000,000, subject to contract

  • 9.4% Net Initial Yield

  • Low capital value of £29.80 per sq ft



Leiston is located in eastern Suffolk, on the edge of the Suffolk Heritage Coast. The town is approximately 35 km (22 miles) south of Lowestoft and 40 km (25 miles) north-east of Ipswich. The seaside town of Alderburgh is approximately 6.4 km (4 miles) to the south-east. The Port of Felixstowe is some 47 km (29 miles) to the south.

The town benefits from good road communications, with the B119 providing direct access to the A12 approximately 8 km (5 miles) to the west. The A12 in turn provides dual carriageway access to the A14, the principle link from the Port of Felixstowe to the East Midlands. Saxmundham is approximately 6.4 km (4 miles) to the west and provides regular rail services to Ipswich and London Liverpool Street with a journey time of 40 minutes and 2 hours respectively.

Sizewell B & C

The Sizewell B Power Plant is approximately 4.8 km (3 miles) east of Leiston. It is the UK’s most modern nuclear power station, employing 520 people plus 250 contractor partners.

EDF Energy plans to build a new power station on land next to the current Sizewell B station. Should the necessary planning consents be received, Sizewell C will provide around 7% of the UK’s electricity. The plant is expected to create huge economic opportunities in both the local area and across the East of England, generating employment opportunities and new contracts for local businesses both during construction and operation, which would benefit the local industrial market.

It is anticipated that the power station would put at least £100 million a year into the regional economy during peak construction and £40 million per year during its 60 years of operation. Construction of Sizewell C would create approximately 25,000 roles on the main development site during the construction phase. Once operational, there would be a long-term legacy of 900 new jobs. Public consultation ended in September 2019 and final proposals will be submitted to the Planning Inspectorate in 2020.


The subject property is accessed via the B1069 (Station Road) and forms part of the established Masterlord Industrial Park which comprises 26 industrial/ warehouse units and office buildings. Occupiers include EDF Energy, Collins and East Coast Bakery. Leiston town centre and its various amenities are within a short walking distance.



Unit 6/6A comprises a single storey industrial unit of steel frame construction with a metal ‘A’ frame roof supporting corrugated sheeting. Externally the unit benefits from profile metal cladding, a single personnel door and an automatic roller shutter loading door with a clear height of 4.59 metres (15 feet). There is a large yard area to the front of the unit.

Unit 7 has part brick and part profile metal clad elevations and comprises a traditional manufacturing unit accessed via a roller shutter loading door to the north elevation, with two storey offices and visitor entrance to the south frontage. The roof is of steel truss construction with translucent panels affording good natural light. Internally the unit provides a large warehouse area and benefits from a 15 tonne gantry crane and a minimum eaves height of 6.5 metres (21 feet). There are 8 car parking spaces at the southern boundary of the property plus a large yard area at the north of the unit.

The tenant of Unit 7 is considering installing a mezzanine which shows their further commitment to the building.


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

Unit 6 686.35 sq m 7,388 sq ft
Unit 6a 784.91 sq m 8,449 sq ft
Sub-Total 1,471.26 sq m 15,837 sq ft
Unit 7    
Ground Floor 1,490.49 sq m 16,044 sq ft
First Floor 155.61 sq m 1,675 sq ft
Sub-Total 1,646.10 sq m 17,719 sq ft
Total 3,117.36 sq m 33,556 sq ft

The measured survey report is available to download and will be assigned to a purchaser at a cost of £395 + VAT.


Rateable Value

According to the Valuation Office website the rateable value for the property is as follows:

Address Description Rateable Value
Units 1-6a, Masterlord, Industrial Estate Warehouse & premises *£122,000
1A Unit 7, Masterlord, Industrial Estate Warehouse & premises £20,250
2B Unit 7, Masterlord, Industrial Estate Warehouse & premises £3,550
3C Unit 7, Masterlord, Industrial Estate Warehouse & premises £8,200
4D Unit 7, Masterlord,l Industrial Estate Warehouse & premises £10,500

*Rateable value includes additional units outside of the demise.

The Uniform Business Rate is 49.1 pence per pound if the rateable value is below £51,000 and 50.4 pence per pound for rateable values of £51,000 or more.


We estimate the site area to be approximately 0.45 hectares (1.12 acres).

A Phase I Environmental Assessment was carried out by Avison Young in February 2020 which concludes that “the site represents a Low Environmental Risk from an environmental perspective for continued light industrial/storage use”. A copy of this report is available to download and will be assigned to a purchaser at a cost of £2,250 + VAT.





Unit 6/6A is let to George East (Housewares) Limited from 14th March 2019, expiring on 23rd June 2022. There is a tenant’s break option on 23rd June 2021, subject to six months’ prior notice. The lease is subject to a Schedule of Condition and is outside 1945 Act protection.

The passing rent is £48,750 per annum (£33.13 per sq m / £3.08 per sq ft).

We understand the tenant has been in occupation since at least 2007 and renewed their lease last year. George East (Housewares) Limited has shown loyalty to the park through the purchase of a number of its occupied units.

Unit 7 is let to Tudor & Black Limited for a term of 10 years from 31st January 2017, expiring on 30th January 2027. The lease is subject to a Schedule of Condition and is outside 1945 Act protection.

The lease benefits from an upwards only rent review on 25th March 2020 and 25th March 2023. The March 2020 rent review has been agreed and documented at £50,644 per annum (£30.77 per sq m / £2.86 per sq ft), a significant uplift from the previous rent of £30,000 per annum.

Therefore, an investor will benefit from a total passing rent of £99,394 per annum (£31.88 per sq m / £2.96 per sq ft) with a WAULT of 4.7 years.



Tudor & Black Limited (Co. No. 9177582) has reported the following figures:

  31st August 2018 31st August 2017
Turnover £866,491 £115,543
Pre-Tax Profits (Loss) £61,809 (£18,151)
Net Assets £441,909 £167,745

Established August 2014, Tudor & Black are specialists in the art of renovating and complete restoration of Classic Cars for clients in the UK and around the world. In addition to buying and selling, the Company offers a wide range of services to customers including valuations, appraisals before purchase, after-sales, storage and maintenance services. For further information visit www.tudorblack.co.uk.

George East (Housewares) Limited (Co. No. 03765504) has reported the following figures:

  31st December 2018 31st December 2017
Revenue £16,312,311 £15,778,126
Pre-Tax Profits (Loss) £86,389 (£988,469)
Net Assets £3,908,863 £3,863,021

The principal activity of the company is that of the importation, marketing and sale of household products. Founded over 35 years ago, George East is one of the foremost non-food suppliers to major retailers.

George East is a subsidiary of Nedac Sorbo Mascot, a Dutch company which specialises in the sourcing, developing and distribution of non-food concepts for supermarkets, discounters, DIY stores and warehouses across Europe. The company delivers and distributes products under several brands of its own but also for retailers and third-party brands. Customers in the UK include Tesco, Sainsbury’s, Amazon, John Lewis, Fenwick, Waitrose, Asda, Morrisons, Co-Op, The Range and Ocado. For further information visit www.nedac.com.


The property has been registered for VAT. It is anticipated that the sale will be treated as a Transfer of a Going Concern (TOGC).


Market Commentary

Originally a manufacturing town, Leiston now sees storage and distribution as the primary industrial user. Demand for industrial space in the town has proven strong with limited vacancy on the surrounding estates, with further demand expected with the potential construction of Sizewell C.

As well as a strong occupational market the area benefits from strong underlying vacant possession values with recent transactions having achieved in excess of £30 psf.


We are instructed to seek offers in the region of £1,000,000 (One Million Pounds), subject to contract, reflecting a net initial yield of 9.4%, assuming purchaser’s costs of 5.75%, and a capital value of £320.78 per sq m / £29.80 per sq ft.

Please note that a purchaser will be re-charged the costs of searches which are provided in the data room, in addition to the measured survey and the environmental survey.

Please note a purchaser will be charged a Transaction Fee of £5,000 + VAT.


Investment Considerations

  1. An opportunity to acquire a high yielding industrial investment;

  2. The property is situated on an established industrial estate;

  3. The property is let to two established tenants;

  4. Low overall passing rent of £31.88 per sq m / £2.96 per sq ft;

  5. A purchase at the asking price will provide an investor with an attractive net initial yield and a low capital value.

Data Room and clicktopurchase®

Access to the data room and for the ability to purchase online with speed and ease, please click the clicktopurchase® “C” icon or the clicktopurchase® side bar. Purchasers will be able to access the complete legal package, clear verification and submit legally-binding offers to acquire the property.

Purchasers benefit from the trust, security and transparency provided by the platform. All activities, including the online contract execution, will form part of the electronic audit trail which is anchored in the clicktopurchase® Blockchain.

clicktopurchase® provides the opportunity for any investor, whether located UK or abroad, to uniquely purchase online with ease and certainty. To learn more about clicktopurchase®, click here.


We have partnered with a leading finance adviser to provide loan services. To learn more, please visit our “Finance” section.


Contact Us

Singer Vielle   +44 (0) 207 935 7200
Dale Henry dale@singervielle.co.uk +44 (0) 203 701 1356
Neil Singer neil@singervielle.co.uk +44 (0) 203 478 9120

Vendors Solicitor

Birketts LLP   +44 (0) 808 169 4320
Grace Kerr grace-kerr@birketts.co.uk +44 (0) 124 521 1328
Lisa Nelson lisa-nelson@birketts.co.uk +44 (0) 124 521 1217

Joint Agent

Avison Young   +44 (0) 207 911 2750
James McFeely james.mcfeely@avisonyoung.com +44 (0) 207 911 2750
Tom Bridgman tom.bridgman@avisonyoung.com +44 (0) 207 046 6519
Mathew Rogers mathew.rogers@avisonyoung.com +44 (0) 207 911 2726
Daniel O’Sullivan daniel.O’sullivan@avisonyoung.com +44 (0) 207 911 2208

Avison Young Reference:  15534