On the market for the 1st time
Location and Trading Environment
West Wickham is a prosperous Outer London suburb within the Borough of Bromley, offering an affluent, low‑crime and family‑oriented catchment that strongly supports national retailers. The High Street sits in a wealthy area (8/10) with very low deprivation (2/10) and a demographic dominated by professionals and families aged 40–59, a group associated with high retail and leisure spend. Its position on the London fringe gives it the feel of a traditional, village‑style high street while still benefiting from London’s economic gravity, with direct rail links from West Wickham station (0.4 miles) into central London and strong connectivity to surrounding centres such as Bromley, Beckenham and Croydon. The immediate retail environment is anchored by 10+ food stores within 0.5 miles, which drive consistent daily footfall and support complementary occupiers like Costa and Holland & Barrett. With excellent schools, low crime and a stable residential base, West Wickham offers a resilient, high‑quality trading location and living location, making it a compelling setting for secure, long‑term property investment.
Building Frontages and Parade Quality
Holland & Barrett occupies 30 High Street, a well‑proportioned unit with a full‑height glazed shopfront and the brand’s distinctive green fascia. The building forms part of a consistent run of multi‑storey retail units dating from the 1920s/1930s, giving the parade a cohesive and established appearance.
Costa occupies 34 High Street, a prominent mid‑parade unit with a modern glazed frontage, strong visibility at the junction with The Grove, and a clean, contemporary branded fascia. The wide shopfront enhances footfall capture and presents well within the traditional brick‑built parade.
Both units benefit from high pedestrian visibility, strong neighbouring occupiers and a balanced mix of national and independent retailers, reinforcing the high street’s stability and long‑term appeal.
Occupancy Summary
NB: There is no VAT payable on commercial rents and no VAT payable on sale price(s).
Holland & Barrett 30 High Street BR4 0SN
A ground floor, with part first floor, retail unit with rear service road access, let to Holland & Barrett Retail Limited on an institutional lease, with protection under the Landlord & Tenant Act 1954.
Lease dated: 10.09.2025.
Term commencing on the date of the lease, for 6 years, expiring 09.09.2031
Rent: £38,000 payable monthly in advance.
No rent review.
Effectively full repairing and insuring, subject to an annual service charge cap of £5,000 per annum.
NIA: 141.54 sq m.
Rateable Value: £26,000 from 01.04.2026.
EPC: C. Download link:
30a High Street
A vacant two storey maisonette over first and second floors, above Holland & Barrett, accessed via the rear service road, stripped out with potential to create 2 flats (subject to planning and other statutory consents) to mirror the scheme completed in 2024 on 32a & 32b High Street (see below).
On completion of a scheme, estimated gross current rental value for two AST lettings £35,000 pa.
An EPC to be obtained on the assumption that re-fitting will comply with the Building Regulations.
GIA: 132.7 sq m
Costa 32-34 High Street BR4 0NJ
A ground floor retail unit with rear service road access, Let to Costa Limited on an institutional lease, with protection under the Landlord & Tenant Act 1954.
Lease dated: 13.10.2017.
Term commencing on the date of the lease, for 10 years, expiring 12.10.2027
Rent: £36,000 payable quarterly in advance.
Rent review date 13.10.2022, nil increase.
Unimplemented tenant break 13.10.2023
Effectively full repairing and insuring, with a annual service charge that is not capped.
NIA: 162.54 sq m.
Rateable Value: £30,500 from 01.04.2026.
EPC: C. Download link:
32a High Street
A 1 bedroom first floor flat accessed via the rear service road let on an AST by regulated managing agents, at £1,300 pcm, equating to £15,600 pa.
GIA: 62.1 sq m
EPC: C. Download link:
32b High Street
A 2 bedroom second floor flat accessed via the rear service road let on an AST by regulated managing agents at £900 pcm, with a commitment to hold this rent until 23.02.2028. Equating to £10,800 pa. The market rent of this flat is in the region of £1,600 pcm, equating to £19,200 pa.
GIA: 67.6 sq m
EPC: D. Download link:
Covenant Strengths
Holland & Barrett Retail Ltd is a market‑leading and financially resilient covenant, offering strong security of income for investors. The company is confirmed as the UK’s No.1 retailer for vitamins, minerals and health supplements, holding the top value share across all major supplement categories. Its scale extends to a 1,600‑store international estate across 19 countries, with a long‑term growth strategy. Recent reporting shows the business has returned to growing market share with strong revenue and customer growth across its core markets. Financially, the company has demonstrated consistent revenue growth, with turnover rising from £660m in 2018 to £726.7m in 2020, supported by strong online expansion. Holland & Barrett demonstrates the characteristics of a strong, stable and well‑capitalised tenant, making it a highly attractive occupier for investment property.
Costa Ltd is a market‑leading, financially robust tenant, offering strong covenant security for investment property. As the largest branded coffee chain in the UK, Costa holds a 26% share of the national coffee shop market with 2,677 stores, reinforcing its dominance and long‑term trading resilience. In a challenging economic climate, Costa continues to outperform peers through scale, brand strength and product innovation. Costa also leads the market in revenue, generating over £1bn in UK sales, ahead of Starbucks and Caffè Nero, confirming its position as the sector’s most financially significant operator. This combination of market leadership, strong financial performance and a resilient, expanding sector makes Costa Ltd a high‑quality, low‑risk covenant, well‑suited to underpinning secure, long‑term investment income.
The residential tenants fit into the professional/working category and their incomes referenced and scrutinised by a third-party company.
Investment Summary
The combination of affluent suburban location, dominant national covenants, and attractive, visible retail frontages creates a compelling investment profile, supported by residential income with high demand. West Wickham’s strong demographics and connectivity support resilient rental income, while Costa and Holland & Barrett provide secure, institution‑grade income in a well‑established high‑street setting.
Opportunity
For sale as a whole or in lots (subject to contract).
Offers are invited on the Freehold Guide Price for the whole £1.7M, net of purchaser’s costs at 5.75%, based on a total gross rent roll of £100,400 per annum, representing an initial yield of 5.9%.
Offers are also invited for individual units, with the parts above. Holland & Barrett guide £700,000. Costa guide £1M.
There is no VAT payable on the sale prices(s).
Viewing and further information
Contact the sole agent, The DBLS Partnership. Viewings strictly by prior appointment with DBLS.
IMPORTANT NOTICE: DBLS, their clients and any joint agents give notice that:
1. They are not authorised to make or give any representations or warranties in
relation to the property either here or elsewhere, either on their own behalf or on
behalf of their client or otherwise. They assume no responsibility for any
statement that may be made in these particulars. These particulars do not form
part of any offer or contract and must not be relied upon as statements or
representations of fact.
2. Any areas, measurements or distances are approximate. The text, photographs
and plans are for guidance only and are not necessarily comprehensive. It should
not be assumed that the property has all necessary planning, building regulation
or other consents and DBLS have not tested any services, equipment or facilities.
Purchasers must satisfy themselves by inspection or otherwise.
