Forest Business Park. Argall Avenue, Leyton, Leyton, London, E10
- Land size
- 0.23 acres
Key Features
- Long leasehold investment
- Currently 63 years left to run at peppercorn ground rent with option to extend by a further 26 years.
- Peppercorn ground rent
- Let and income producing for approximately 20 years
Description
We are delighted to offer For Sale this long leasehold investment currently with 63 years left to run at peppercorn ground rent. The leaseholder can extend the lease by a further 26 years if they wish to create an 89 year long leasehold interest.
The property has been let and income producing to Stapletons who have been trading there for approximately 20 years with a current annual rental income of £43,721 p.a.x., with a lease to expire April 2029. The site is around 10,000 sqft (not measured).
Service charge: approximately £1,906 p.a.
Insurance Charge: £1,803p.a.
The property is offered For Sale on assignment of the existing lease.
Map Location
Property details
- Tenure
- Freehold
- Council Tax Band
- Ask Agent
- Date Posted
- 2026-04-16
Price history
| Date | Change | Price |
|---|---|---|
| 12 Sep 2026 | Reduced 6.5% (−£45,000) | £650,000 |
| Until 12 Sep 2026 | Asking price | £695,000 |
Utilities & Restrictions
Utilities
- Electricity
- Ask Agent
- Water
- Ask Agent
- Heating
- Ask Agent
- Broadband
- Ask Agent
- Sewerage
- Ask Agent
Rights & Restrictions
- Public Rights of Way
- Ask Agent
- Private Rights of Way
- Ask Agent
- Listed Property
- Ask Agent
- Restrictions
- Ask Agent
Listed status, conservation areas and planning constraints for this location are in the full report.
Property Features
- Accessibility
- Ask Agent
- Parking
- Ask Agent
- Garden
- Ask Agent
Beyond the particulars: planning activity, flood history, heritage and ground risks, checked for this exact spot.
Connectivity
Broadband
Fastest speed available at this postcode
80 Mbps
Superfast
Suitable for
- HD streaming
- Video calls
- Web & social
Mobile signal
Predicted 4G and 5G signal; indoor signal depends on building materials.
Ofcom Connected Nations postcode-level predictions. Speeds and signal are modelled, not measured, and vary between addresses and providers.
Signal is the easy part. Planning activity, flood history and protected designations here are in the full report.
Nearest Schools
Primary
- Barn Croft Primary School588 metresOfsted: Good *
- Ages
- 4 to 11
- Pupils
- 170
- Type
- Community school
- St Saviour's Church of England Primary School814 metresOfsted: Outstanding
- Ages
- 4 to 11
- Pupils
- 356
- Type
- Academy converter
- Faith
- Church of England
- Sybourn Primary School990 metresOfsted: Outstanding
- Ages
- 2 to 11
- Pupils
- 521
- Type
- Academy sponsor led
- Coppermill Primary School994 metresNo Ofsted rating
- Ages
- 3 to 11
- Pupils
- 195
- Type
- Community school
- South Grove Primary School0.6 milesNo Ofsted rating
- Ages
- 3 to 11
- Pupils
- 485
- Type
- Community school
Secondary
- Kelmscott School969 metresNo Ofsted rating
- Ages
- 11 to 16
- Pupils
- 1,137
- Type
- Community school
- Lammas School0.8 milesOfsted report card · Mar 2026
- Ages
- 11 to 16
- Pupils
- 462
- Type
- Academy converter
- Willowfield School0.9 milesOfsted report card · Jan 2026
- Ages
- 11 to 16
- Pupils
- 1,035
- Type
- Community school
- Yesodey Hatorah Senior Girls School1.2 milesOfsted: Good
- Ages
- 11 to 16
- Pupils
- 380
- Type
- Voluntary aided school
- Faith
- Jewish
- Gender
- Girls
- Gladesmore Community School1.2 milesOfsted: Outstanding *
- Ages
- 11 to 16
- Pupils
- 1,206
- Type
- Community school
* Latest graded judgement covers quality of education only; no overall grade was issued under the 2024-25 inspection framework.
Distances are straight-line from the advertised location. Source: the national school registers (DfE, Welsh Government, Scottish Government) and Ofsted.
Schools are just the start: sold prices nearby, planning activity and any flood history are in the full report.
Amenities
Supermarket
GP surgery
Pharmacy
Hospital
Green space
Straight-line distances from the advertised location. Sources: NHS records, Geolytix supermarket locations, OS Open Greenspace and the national trails registers.
The area stacks up? Now check the location itself: planning nearby, protected designations and past flooding.
Getting Around
Nearest station
Nearest bus stop
Typical drive times
Straight-line distances from the advertised location; drive times are typical free-flow times over OpenStreetMap road data, so allow more at peak. Public transport locations from DfT NaPTAN.
Easy to reach matters. So do planning activity, flood history and ground risks: all in the full report.
Flood Risk
Environment Agency open data, checked around the advertised map pin for the listed acreage. Long-term risk counts flood defences; the planning map's flood zones do not. The map pin for this listing marks the postcode area rather than the exact location, so these readings describe the surrounding area. Provided by LandSale, not the listing agent, and not part of the agent's particulars. Risk varies across a holding, so verify before committing.
Rivers and the sea
Planning map: Flood Zone 3.
Surface water
These bandings are the summary. Where this location sits on the flood maps, plus planning activity, heritage and ground risks, is in the full report.
Important notice: Information, maps and tags on this page are drawn from the advertising agent's marketing materials or generated automatically. LandSale has not verified them. Relying on these details is at your own risk, always carry out independent checks before committing to a purchase.
LandSale full disclaimer
Marketing information only - not formal particulars. The details on this website are provided for general guidance and do not constitute an offer or contract. Neither LandSale nor the advertising estate/land agent accepts responsibility for any inaccuracy.
1. Source of information
- Listing content: Core description, asking price, tenure, measurements, photographs and planning history originate from the marketing materials of the advertising estate or land agent. LandSale does not author this content and cannot guarantee its accuracy.
- Automated tags & categorisation: Property type, land-use class, acreage bands and similar labels may be applied by machine-learning models. They are intended as a helpful guide only and may not reflect the property's legal status or permitted use.
- Third-party & enriched data layers: Maps, boundary outlines, planning designations, soil reports, broadband coverage and other environmental or location-based insights are licensed from external suppliers. Such data are supplied “as is", may be incomplete or out of date and are subject to change without notice.
2. Verification required
Prospective purchasers must verify critical matters, including but not limited to planning permission, title boundaries, public rights of way, environmental constraints, acreage, services, access and VAT status, through their own inspections, specialist surveys, legal advisers and the selling agent before relying on the information or entering into any contract.
3. No warranty or liability
LandSale gives no warranty, express or implied, as to the accuracy, completeness or fitness for any particular purpose of the information displayed. LandSale shall not be liable for any loss, damage, cost or expense arising directly or indirectly from any use of or reliance on such information, save where liability may not be excluded by law.
4. Updates & feedback
If you believe any detail on this listing is inaccurate, please let us know. We will investigate and, where appropriate, update the listing or notify the agent.
© LandSale | Version 1.3 - August 2026
Listing agent
LAND COMMERCIAL LIMITED, London
Contact LAND COMMERCIAL LIMITED, London
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