Office for sale

480-502 Larkshall Road

Opportunity to purchase freehold office building with asset management and development potential

The existing building benefits from £218,785pax (£13.61psf) worth of income. There are currently 7 different tenants in place

The rental income could be improved dramatically if rented at c. £22.50psf. This would create an ERV of c.£362,000 pax

There is the opportunity to add additional floors on top of the existing building

There is the ability to implement permitted development on the existing accommodation (stpp) on expiry or termination of the existing leases

The site is situated just 100 yards from Highams Park Station (Zone 4) which provides access to London Overground Services

Located opposite McLaren’s newly completed Highams Green Development which comprises 253 residential units and a 55,000 sq. ft. Tesco superstore

480-502 Larkshall Road, London, Greater London E4 9HH

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The subject site is located within Zone 4, with Highams Park station just a 2 minute walk providing access to London Overground Services. Highams Park is an up and coming area within North East London which benefits from excellent links to Zones 1 and 2. East London has seen some of the most dramatic rises in property values in recent years and this is reflected in both residential sales and commercial rents. This improvement has led numerous well known London developers to invest in these areas, which can be clearly seen opposite, where McLaren have redeveloped their Highams Green Site. This development is now complete and provides 253 new homes with a 55,000sqft Tesco Superstore. See link below which provides an access location overview for this development, which is directly opposite the subject site being sold;
Local authority: Waltham Forest

Units & floor plans

Unit Floor Size
First First
Ground Ground

* All sizes NIA

  • 921 floorplan ground
  • 923 floorplan ground 1
  • 925 floorplan ground 2
  • 931 floorplan first 2
  • 927 floorplan first
  • 929 floorplan first 1

Find out more information about this building's development and technical spec.

Find out more


The property is well connected to Central London via London Overground Services. It is two stops to get to Walthamstow Central which provides access to the London Underground (Victoria Line), with trains connecting you to Euston, Oxford Circus and Victoria in under 20 minutes. In addition the station also provides a connection into London Liverpool Street in just 22 minutes for City workers.


We are inviting unconditional offers in excess of £6,000,000 for the freehold interest

Further information

See more
Tenancy schedule
Tenant Rent (p.a.) Start date Expiry date Break option
Strictly Educatio...More£38,32503/02/201404/02/2019
TSS (Total Securi...More£25,43004/01/201005/01/2015
M. R. Solicitors £58,03004/01/201005/01/201507/01/2013
Learn to Gain Aca...More£30,00031/05/201504/06/2017
WF Federated GP N...More£34,00001/05/201602/05/202105/05/2019
Adelaide Care Ltd £17,50001/06/201402/06/201904/06/2017
Pinder Reaux Asso...More£15,50019/04/201519/04/202019/04/2017

VAT is applicable on the sale price


Available on request

Property marketed by:

Opportunity to acquire reversionary freehold office investment with development potential in Waltham Forest


Property descriptions and related information displayed on this page are marketing materials provided by JLL- London Unlimited. Realla does not warrant or accept any responsibility for the accuracy or completeness of the property descriptions or related information provided here and they do not constitute property particulars. JLL Dislaimer JLL for themselves and for the vendors or lessors of this property whose agents they are, give notice that:- a. the particulars are set out as a general outline only for guidance and do not constitute, nor constitute part of, an offer or contract; b. all descriptions, dimensions, references to condition and necessary permissions for use and occupation, and other details are believed to be correct, but any intending purchasers, tenants or third parties should not rely on them as statements or representations of fact but satisfy themselves that they are correct by inspection or otherwise; c. no person in the employment of JLL has any authority to make or give any representation or warranty whatever in relation to the property; d. Any images maybe computer generated. Any photographs show only parts of the property as they appeared at the time they were taken @2015 Jones Lang LaSalle