40 & 40A Upton Lane Forest Gate London E7 9LN

40 & 40A Upton Lane
Forest Gate
London
E7 9LN

Freehold Retail and Residential Investment

Comprises restaurant/takeaway let until April 2028 t/a Lahori Kulfi & Falooda Restaurant
Includes large self contained 4 bedroom maisonette let on an AST
In the same ownership for over 45 years
Within walking distance from Forest Gate Railway Station (Elizabeth Line)
VAT free investment

Lot
5
Auction
11th December 2025
Rent
£44,750 per Annum Exclusive
Status
Sold Prior
Price
Auction Venue
Live Streamed Auction

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Freehold Retail and Residential Investment

Comprises restaurant/takeaway let until April 2028 t/a Lahori Kulfi & Falooda Restaurant
Includes large self contained 4 bedroom maisonette let on an AST
In the same ownership for over 45 years
Within walking distance from Forest Gate Railway Station (Elizabeth Line)
VAT free investment

Lot 5
Auction 11th December 2025
Rent £44,750 per Annum Exclusive
Status Sold Prior
Price
Sector
High Street Retail, Residential
Auction Venue
Live Streamed Auction

Property Information

Location

Miles: 1 miles east of Stratford, 3 miles north-east of Canary Wharf, 6 miles north-east of Central London
Roads: A114, A118, A406 (North Circular Road)
Rail: Forest Gate Railway Station (Elizabeth Line), Upton Park Underground Station (Circle Line)
Air: London Heathrow Airport, London Luton Airport, London Stansted Airport

Situation

The property is prominently situated on a prime retailing position on Upton Lane, close to its junction with Romford Road (A118). The immediate vicinity provides an eclectic mix of independent retailers, cafes and restaurants and benefit from being some 450 metres south of Forest Gate Railway Station (Elizabeth Line).

Tenure

Freehold.

Location

Miles: 1 miles east of Stratford, 3 miles north-east of Canary Wharf, 6 miles north-east of Central London
Roads: A114, A118, A406 (North Circular Road)
Rail: Forest Gate Railway Station (Elizabeth Line), Upton Park Underground Station (Circle Line)
Air: London Heathrow Airport, London Luton Airport, London Stansted Airport

Situation

Tenure

Freehold.

Description

The property comprises a retail/restaurant unit arranged on the ground and basement floors, with a separately accessed maisonette on the upper two floors currently arranged to provide four bedrooms, kitchen, living room and a bathroom.

VAT

VAT is not applicable to this lot.

EPC

Retail Unit - Band C, Residential Flat - Band D.

Description

VAT

VAT is not applicable to this lot.

EPC

Retail Unit - Band C, Residential Flat - Band D.

Tenancy & Accommodation

Floor	Use	Floor Areas Approx sq m	Floor Areas Approx sq ft	Tenant	Term	Rent p.a.x.	Review
Ground Basement	Retail Ancillary	64.19 30.66	(691) (330)	INDIVIDUAL (t/a Lahori Kulfi & Falooda)	18 years from 26/04/2010 until 25/04/2028	£20,750	26/04/2025
First/Second	Residential	114.10	(1,228)	INDIVIDUAL	12 month AST from 14/06/2024	£24,000
Total		208.95	(2,249)			£44,750

N.B. The commercial floor areas stated above are those published by the Valuation Office Agency (www.voa.gov.uk).

If you are the successful bidder, Acuitus requires a separate payment of £1,500+VAT as a buyer's administration charge payable to Acuitus Limited upon exchange of contracts. A VAT receipt will be provided upon payment.