Historical Candidate Screening: 656–666 Romford Road, Manor Park, London E12
Image note: No reliable, authentic property image was accessible from the historical source material. No substitute image was used.
HISTORICAL SCREENING ONLY : AVAILABILITY AND TERMS MUST BE CONFIRMED. NOT A LIVE OPPORTUNITY OR LIVE INVESTMENT REPORT. DO NOT PRESENT TO ORACLE AS CURRENT UNTIL THE AGENT CONFIRMS AVAILABILITY, PRICE, INCOME AND TERMS IN WRITING.
Draft status: Unpublished Realty Packaging screening report prepared for historical review against Oracle Investment Group’s acquisition criteria.
Main points summary
- The candidate is 656–666 Romford Road, Manor Park, London E12 5AQ.
- The historical Rightmove reference was 160349315.
- The historical guide price was £3,650,000.
- Historical source material reported annual income of £301,800, producing a simple gross yield of approximately 8.27% before costs.
- Historical configuration comprised six ground-floor retail units, 10 flats and a rear commercial yard of approximately 4,000 sq ft.
- On historical figures, the candidate appears to meet Oracle’s London mixed-use and minimum 7.5% yield screen.
- Unit count, title, tenure, leases, occupancy, income and compliance remain unverified.
- This is a historical fit assessment only. It is not Oracle approval, a live recommendation or a current investment report.
Executive screening summary
Historical source material described the property as a freehold mixed-use investment comprising retail accommodation, residential upper parts and a rear yard. The reported income and guide price imply a historical simple gross yield of 8.27%.
The asset may provide several income streams and at least 16 reported units or elements: six retail units, 10 flats and one commercial yard. This count must not be treated as a confirmed unit schedule. The freehold extent, ownership structure, leases and tenancy arrangements must be established through title, legal and technical due diligence.
The candidate appears to fit Oracle’s stated preference for London and Southeast mixed-use investments with a minimum yield of 7.5%. It may also align with a high-street parade strategy and potential repositioning or management opportunities. Those opportunities are unverified and must not be treated as value until supported by consent, costs, market evidence and professional reports.
Historical source and availability status
The historical Rightmove reference was 160349315:
The historical guide price was £3,650,000. This is not a current price, valuation or offer level.
Historical source/search material associated the listing with an auction context on 23 April 2025. The outcome and any later marketing are unknown. The Rightmove page may be withdrawn, expired, sold, auctioned or re-marketed.
No current availability, sale route, price, rent position, VAT treatment or transaction terms should be assumed. A direct agent or owner confirmation is required before any presentation to Oracle.
Property configuration and verification requirements
Historical listing details reported:
- Six ground-floor retail units.
- Ten flats above.
- Rear commercial yard of approximately 4,000 sq ft.
- Historical retail occupier descriptions: Bathroom Store across three units, Bismillah Fresh Market Ltd across two units and Home Comfort Furnishings across one unit.
- Historical rear yard occupier description: Moto Hack Ltd.
- Ten flats reportedly let to private tenants on ASTs.
These descriptions are historical only. Current tenants, occupancy, rent payments, arrears, lease terms and compliance are unknown.
The investigation must confirm whether the shops, flats and yard are contained within one freehold title. It must also identify any separate ownership, superior lease, occupational lease, rights of way, access arrangements or yard rights.
Historical income and occupier schedule
| Item | Historical source-reported position | Current status |
|---|---|---|
| Total annual income | £301,800 pa | Not verified |
| Monthly equivalent | £25,150 pcm | Not verified |
| Retail income split | Not supplied | Unavailable |
| Residential income split | Not supplied | Unavailable |
| Yard income | Not supplied | Unavailable |
| Retail tenants | Historical descriptions only | Requires confirmation |
| Residential tenants | Private tenants on reported ASTs | Requires confirmation |
| Arrears and deposits | Not supplied | Unavailable |
| Bank evidence | Not supplied | Unavailable |
A retail/residential rent split was not supplied and must not be invented.
Oracle criteria fit
| Oracle criterion | Historical assessment |
|---|---|
| London and Southeast | Appears to fit |
| Freehold residential blocks | Freehold status was historically reported; title confirmation required |
| Mixed-use investment | Appears to fit historical description |
| Commercial accommodation with residential upper parts | Appears to fit |
| High-street parade | Appears to fit historical configuration |
| Repositioning or change-of-use potential | Possible but unverified |
| Minimum yield of 7.5% | Historical simple gross yield calculated at 8.27% |
| 2 to 100+ units | Reported 16+ units/elements; schedule requires verification |
| Lot size up to £100m | Historical guide price appears within the limit |
On historical figures, the candidate appears to meet the London mixed-use and 7.5% yield screen. It may offer multiple income streams and 16+ reported units or elements. This remains a historical fit assessment only. It is not Oracle approval or a live recommendation.
Illustrative financial model
The following calculations use only the historical guide price and historical source-reported income. They exclude operating costs, tax, capital expenditure and acquisition costs.
| Metric | Illustrative figure |
|---|---|
| Historical guide price | £3,650,000 |
| Historical reported income | £301,800 pa / £25,150 pcm |
| Historical simple gross yield | 8.27% before costs |
| Illustrative 75% LTV debt | £2,737,500 |
| Illustrative 25% deposit/equity | £912,500 |
| Illustrative interest-only rate | 6% pa |
| Illustrative annual interest | £164,250 / £13,687.50 pcm |
| Illustrative surplus before operating costs, tax and capex | £137,550 pa / £11,462.50 pcm |
| Illustrative surplus-on-deposit metric | 15.07% |
The 25% deposit excludes SDLT, VAT, legal fees, valuation fees, lender fees, surveys, insurance and other acquisition costs.
The 15.07% figure is an Illustrative True ROI / cash-on-deposit presentation metric only. It is not a verified return, IRR or total return. It excludes all costs and relies on historical income that has not been verified.
Interest sensitivity
| Interest rate | Annual interest | Surplus before operating costs |
|---|---|---|
| 5% | £136,875 | £164,925 |
| 6% | £164,250 | £137,550 |
| 7% | £191,625 | £110,175 |
Income fall illustration
A 10% fall in historical reported income would produce illustrative income of £271,620 pa. At 6% interest, the illustrative surplus would be £107,370 pa before operating costs, tax and capex.
Four Pillars
1. Lease structures
Obtain the freehold title, register and plan, complete unit schedule, retail leases, ASTs, yard agreement, rent schedule, arrears records, deposits, guarantees, rent reviews, breaks, expiry dates, FRI or IRI obligations, assignment provisions, service charge, insurance and security-of-tenure position.
Verify whether all six shops, 10 flats and the yard are within one freehold and whether any part is separately owned or leased.
2. Planning permissions
Verify lawful use for every retail unit, flat and the yard. Review planning history, HMO or C4 status, licensing, Article 4 controls, Class E and Class MA considerations, restrictive covenants, signage, extraction, servicing, Section 106, CIL and building regulations.
Planning potential is not value until consent, costs and market evidence exist.
3. Building condition
Commission RICS-style technical due diligence covering the roof, structure, façade, damp, basements, services, drainage, fire separation, common parts, asbestos, mechanical and electrical systems, access, yard and capital expenditure.
4. Operational compliance
Verify EPC and MEES status, fire safety, emergency lighting, alarms, gas and electrical certification, licensing, asbestos management, business rates, council tax, insurance, waste arrangements, health and safety and tenant management.
GDV and value-add assessment
Historical/source-reported facts include the six retail units, 10 flats, rear yard, historical income, historical guide price and named historical occupier descriptions.
Potential but unverified areas include rent reviews, arrears recovery, lease re-gearing, vacant-unit letting, rent stabilisation, upper-floor refurbishment, yard optimisation, EPC improvements, management efficiencies, refinancing and break-up value.
Do not assume residential conversion, additional units, planning consent, current rent, occupancy or a lower exit yield.
For illustration only, capitalising £301,800 at a hypothetical 9.0% yield gives £3,353,333. At a hypothetical 8.0% yield, the figure is £3,772,500. These are not valuations. They ignore costs, lease risk, capex and market changes.
GDV is not market value, investment value or loan value. It requires a genuine scheme, planning position, design, cost plan, finance structure and comparable evidence.
Company structure, tax and capital allowances
The acquisition structure should be reviewed with legal, tax and finance advisers. A limited company may provide a separate legal entity and can support portfolio administration, lender requirements and retained-profit planning. It also creates filing, accounting, director and corporation tax obligations.
An LLP provides partnership flexibility and is generally treated as tax-transparent, with profits allocated to members under the agreement. Members may have different tax positions and liability arrangements. The correct structure depends on ownership, funding, investor residence, profit extraction, lender requirements and future disposals.
Capital allowances should be reviewed for qualifying plant and machinery, fixtures and integral features. Availability depends on the asset, transaction structure, previous claims and statutory requirements. Obtain a specialist capital allowances review before completion.
Tax-advantaged property investment strategies may include appropriate use of capital allowances, pension or company investment structures, and carefully considered ownership arrangements. These are not automatic benefits. SDLT, VAT, corporation tax, income tax, capital gains tax, non-resident tax and financing implications require adviser confirmation.
Risks
Key risks include historical-only status, unknown current availability, stale guide price or income, unknown auction outcome, absent rent split, missing lease and AST documents, unknown arrears, title extent, unit ownership, yard rights, tenant covenant, vacancy, licensing, HMO or C4 status, fire and life-safety issues, planning restrictions, Article 4, building regulations, EPC and MEES requirements, roof, structure, damp, drainage, M&E, common parts, VAT, SDLT, tax, finance, valuation, insurance and auction legal-pack risk.
Investor action plan
- Do not present to Oracle as current until a direct agent confirms availability in writing.
- Contact the historic listing agent or current owner to confirm availability, price, sale route and VAT.
- Request the current rent schedule, leases, ASTs, yard agreement, arrears, occupancy and bank evidence.
- Obtain the title, register and plan. Confirm ownership, charges, restrictions and auction or receiver history.
- Commission planning, licensing, building, fire, EPC/MEES and valuation reviews.
- Obtain lender terms and stress-test leverage and reserves.
- Confirm SDLT, VAT, tax and capital allowances with advisers.
- Only after confirmation, prepare a refreshed live Oracle report.
Compliance & Trust
The following statements apply as represented by Realty Packaging / subject to confirmation:
- Registered company: No. 16994178.
- HMRC AML supervised.
- ICO registered.
- Property Ombudsman member.
- Professional Indemnity Insurance.
Sources and contact
- Historical Rightmove listing
- HM Land Registry property information
- GOV.UK planning permission guidance
- GOV.UK non-domestic MEES guidance
- RICS technical due diligence guidance
- FCA: finding a financial adviser
This document is a draft and remains unpublished. It does not describe a live opportunity and must not be presented as a current investment report.
For support, contact support@realtypackaging.co.uk, Rachel on +44 20 4513 2218, or visit realtypackaging.co.uk.