2 2A Abbott Street, Leamington Spa, CV31 3AT

A well‑located mixed‑use freehold investment comprising a ground floor/basement retail unit together with a self‑contained one‑bedroom apartment above, set within an attractive Grade II listed mid‑terrace building close to Leamington Spa town centre.

The property forms part of an early 19th‑century terrace and retains a number of period features, including its traditional shopfront and sash windows, offering strong kerb appeal and long‑term asset resilience.

Ground Floor & Basement – Retail Unit The commercial element is arranged as a prominent retail shop & WC at ground floor, with additional storage/ancillary accommodation and kitchen at basement level. The shop benefits from a recessed entrance, large multi‑pane display windows and good natural light, making it suitable for a range of occupiers including boutique retail, specialist services, or lifestyle operators.

First Floor – Self‑Contained Apartment Accessed independently from Abbott Street, No. 2A leads into a shared courtyard and private ground floor foyer. The upper floor provides a well‑proportioned one‑bedroom apartment, comprising:

Sitting/dining room
Fitted kitchen
Double bedroom
Shower room
Private roof garden, offering valuable outdoor amenity space rarely available in this part of town

Abbott Street occupies a highly accessible position just south of Leamington Spa town centre, within a well‑established mixed commercial and residential district that consistently appeals to both occupiers and investors. The property sits moments from the A445 and the wider town centre loop, providing straightforward connectivity across Leamington, Warwick and the broader Midlands corridor.

The immediate area benefits from strong footfall generated by surrounding independent retailers, neighbourhood services and densely populated residential streets, supporting the ground‑floor retail use. Leamington Spa railway station is within comfortable walking distance, offering regular services to Birmingham, Coventry and London Marylebone, enhancing commuter demand for the upper‑floor residential accommodation.

Leamington Spa remains one of the region’s most resilient and sought‑after towns, underpinned by an affluent catchment, a diverse employment base and sustained rental demand across both commercial and residential sectors. This location therefore provides a compelling setting for a mixed‑use investment with long‑term income appeal.

The property is held freehold and will be sold subject to the occupational lease of the ground floor and with vacant possession of the first‑floor apartment.

The ground floor retail unit (2 Abbott Street) is let to a private individual who trades as Pink Flamingo on a 10‑year effective full repairing and insuring lease dated 1 December 2025, expiring 30 November 2035. The lease is drawn on standard modern terms, with an initial rent of £10,500 per annum and upward‑only open market rent reviews every three years. The tenant is responsible for internal repairs including the shopfront, decoration, insurance rent, service charge contributions and all outgoings. The lease excludes security of tenure under the Landlord and Tenant Act 1954.

The first‑floor one‑bedroom apartment (2A Abbott Street) is currently vacant, having previously been let on a traditional AST at £1,100 pcm. The unit offers clear potential for rental uplift, either through re‑letting on an AST or repositioning as a short‑stay / serviced accommodation opportunity, subject to any necessary consents.

We understand that all mains services are connected to the property and are separately metered however, interested parties are advised to satisfy themselves that this is the case and that they are in good working order. Heating is provided via a gas-fired radiator system with a Potterton boiler located in the cellar. The agents have not tested any apparatus on site and therefore, cannot verify the conditions.

We understand that the property has the benefit of planning permission for User Class C3 and E (Commercial, Business and Service) purposes. Interested parties are advised to make their own enquiries of Warwick District Council, .

The property is Grade II Listed and is within a Conservation Area.

Ground Rateable Value: £4,750
First Council Tax: Band A

Ground Floor: TBC
First floor: D67

Guide Price £300,000 excl..

The property is NOT elected for VAT purposes.

Each Party will meet their own legal and professional costs

Strictly by prior arrangement with the sole agents:
Jon Blood MRICS
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