An opportunity to acquire the freehold interest of a Grade II listed riverside property fronting the River Thames on Thameside, in the centre of Henley-on-Thames. The ground-floor commercial unit of approx. 2,631 sq ft (244.4 sq m) GIA, together with a rear outside area of approx. 555 sq ft (51.6 sq m), is let to Salt Wellness Henley Ltd on a new 10-year lease from 24 September 2026, expiring 23 September 2036, producing £67,500 per annum exclusive.

LOCATION
The property is located on Thameside overlooking the river in the centre of the town, and forms part of the terrace of buildings which makes up Thameside, overlooking the Henley Royal Regatta finish line.

Henley-on-Thames is a vibrant market town on the River Thames. It has an abundance of independent shops, a selection of national chains and a thriving range of restaurants, bistros, cafes and pubs. Famous for the world-renowned Henley Royal Regatta and Henley Festival.

CONNECTIONS
Set beside the River Thames, the town is situated 38 miles west of central London, 10 miles north of Reading and 25 miles from central Oxford. Henley benefits from good transport links to both the M4 (J8/9) and the M40 (J6). Henley railway station provides regular services via Twyford, with onward connections to London Paddington and the Elizabeth Line.

DESCRIPTION
25 Thameside comprises a two-storey Grade II listed property within the Henley-on-Thames Conservation Area, fronting the river on Thameside.

The ground floor commercial unit, formerly an Indian restaurant, extends to approximately 2,631 sq ft (GIA) and includes a vaulted hall, ancillary storage and W/Cs, together with a rear raised outside courtyard/terrace. It is let to Salt Wellness Henley Ltd for use as a wellness centre (Class E).

On the first floor is a two-bedroom apartment, 25a Thameside, which has been sold off on a 999-year lease from 1 January 2026 at a peppercorn ground rent.

ACCOMMODATION
Ground Floor – 192.6 sq m (2,074 sq ft)
Ground Floor Storage – 20.9 sq m (225 sq ft)
Ground W/Cs/Ancillary – 17.0 sq m (183 sq ft)
Outside Storage – 13.9 sq m (150 sq ft)
Total GIA – 244.4 sq m (2,631 sq ft)
Outside Space – 51.6 sq m (555 sq ft)
Information provided by the Vendor (2023 figures), not measured by BWP Commercial Property. The first-floor flat (25a Thameside, sold on a long lease and not part of the income) has a floor area of 103 sq m (approx. 1,109 sq ft) per its EPC.

TENURE
Freehold (Title No. ON255822), subject to the occupational lease of the ground floor and the 999-year lease of the first-floor flat. Titles and Title Plans available upon request.

TENANCY
Ground Floor – Salt Wellness Henley Ltd: 10-year lease from 24 September 2026, expiring 23 September 2036, at a rent of £67,500 per annum exclusive, payable quarterly in advance, with rent commencing 24.3.27. The tenant's obligations are guaranteed by The Salt Wellness Group Ltd, together with a personal guarantee, and the landlord holds a rent deposit of £20,250.

The tenant has an option to break on 24 September 2031, exercisable on at least six months' notice. The rent review on 24 September 2031 is CPI-linked, collared at 1.5% and capped at 3.5% per annum.

The tenant is responsible for the repair of the premises (subject to a schedule of condition) and pays 66% of the service charge and 66% of the buildings insurance premium. Permitted use: wellness centre (Class E). The lease is inside the Landlord and Tenant Act 1954 (security of tenure).

FIRST FLOOR FLAT – 25a THAMESIDE
Sold on a 999-year lease from and including 1 January 2026 at a peppercorn ground rent. The flat lessee contributes a fair proportion of the service costs and 34% of the buildings insurance.

BUSINESS RATES
The property has previously had a rateable value of £69,229. It was taken out of the rating list while stripped out and is currently awaiting reassessment following refurbishment. Under the lease the tenant is responsible for business rates. For rates payable the occupier should make their own enquiries with the South Oxfordshire District Council.

EPCs
Ground Floor Commercial (25 Thameside): EPC B (41), valid until 20 November 2033.
First Floor Flat (25a Thameside): EPC C (71), valid until 23 July 2033.
Certificates and reports available upon request.

VAT
The property is elected for VAT.

PROPOSAL
We are instructed to offer the freehold interest of 25 Thameside for sale at a Guide Price of £1,250,000, exclusive of VAT where applicable. A purchase at this level reflects a Net Initial Yield of 5.11%, after allowing for purchaser's costs of 5.66%.

LEGAL COSTS
Subject to Contract. Each party is to be responsible for their own legal costs incurred in the transaction.

VIEWINGS
Viewings strictly by appointment only. The property is occupied by the tenant. For further information or an appointment to view, please contact the joint sole selling agents:

CGI images are for illustrative purposes only.