# 95 High Street comprises 5 stories of commercial accommodation, with frontages onto both the High Street, and Tindal Street. The main retail space is on the ground floor, where there are staircases to basement, and 1st floor level, where there is plentiful space for extra retail, or storage. On the upper floors are offices, a kitchenette, male/female WC's, and storage. Both sides of the building benefit from natural light, and there is ample opportunity for development or restructuring, such as turning the upper parts into residential, as well as the possibility of turning the property into two retail units with one facing onto Tindal Street. (CM1 1DX) ## Property Details | Key | Value | |-----|-------| | Address | 95 High Street, Chelmsford, Essex, CM1 1DX | | Price | 650000 | ## Description **Description** 95 High Street comprises 5 stories of commercial accommodation, with frontages onto both the High Street, and Tindal Street. The main retail space is on the ground floor, where there are staircases to basement, and 1st floor level, where there is plentiful space for extra retail, or storage. On the upper floors are offices, a kitchenette, male/female WC's, and storage. Both sides of the building benefit from natural light, and there is ample opportunity for development or restructuring, such as turning the upper parts into residential, as well as the possibility of turning the property into two retail units with one facing onto Tindal Street. **Location** The property is located at the Tindal Square end of Chelmsford High Street, close to the junction of the High Street and Tindal Street, as well as the new Bond St development. The main pitch of the high street is within 100m, and the bus/rail stations are within a 5 minute walk. Nearby occupiers constitute a mix of national and independent retailers and F&B users including Specsavers, Oxfam Cafe Nero and Natwest. **Accommodation** Due to the current tenancy, we have been unable to independently measure the premises. The VOA measurements are as follows: Basement: 926 sq ft (86.0 sq m) Ground Floor: 1,099 sq ft (102.1 sq m) First Floor: 863 sq ft (80.2 sq m) Second Floor: 543 sq ft (50.4 sq m) Third Floor: 166 sq ft (15.4 sq m) TOTAL: 3,597 sq ft (334.1 sq m) **Tenure Comments** The freehold interest of 95 High Street is available with vacant possession at a guide price of £650,000, exclusive of any VAT or other fees. **Legal Costs** Each party to be responsible for their own legal costs incurred. **Viewing** Strictly via prior appointment with sole agents Elwell Taylor ) **VAT** We understand the property is not elected for VAT ## Property Photos - ![Photo 1](/listings/photos/166045715/1258174) - Photo 1 - ![Photo 7](/listings/photos/166045715/1258175) - Photo 7 - ![Photo 6](/listings/photos/166045715/1258176) - Photo 6 - ![Photo 3](/listings/photos/166045715/1258178) - Photo 3 - ![Photo 4](/listings/photos/166045715/1258179) - Photo 4 - ![Photo 5](/listings/photos/166045715/1258180) - Photo 5 - ![Photo 2](/listings/photos/166045715/1258181) - Photo 2 - ![Photo 8](/listings/photos/166045715/1258182) - Photo 8 - ![Photo 9](/listings/photos/166045715/1258183) - Photo 9 - ![Photo 10](/listings/photos/166045715/1258184) - Photo 10 ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 38 HIGH STREET, CHELMSFORD, ESSEX, CM1 1BE | £5,250,000 | 14/02/2023 | Other | | 84 - 85 HIGH STREET, CHELMSFORD, ESSEX, CM1 1DX | £4,000,000 | 03/02/2023 | Other | | 39 HIGH STREET, CHELMSFORD, ESSEX, CM1 1BE | £245,000 | 04/08/2022 | Other | | 76 HIGH STREET, CHELMSFORD, ESSEX, CM1 1EJ | £4,376,000 | 20/04/2022 | Other | | 8 HIGH STREET, CHELMSFORD, ESSEX, CM1 1BE | £4,350,000 | 01/04/2022 | Other | | 35 HIGH STREET, CHELMSFORD, ESSEX, CM1 1BE | £1,300,000 | 25/03/2022 | Other | | MAYNETREES NEW STREET, CHELMSFORD, ESSEX, CM1 1NE | £165,000 | 14/02/2022 | Other | | 20 HIGH STREET, CHELMSFORD, ESSEX, CM1 1BE | £1,865,000 | 18/10/2021 | Other | | 1 EXCHANGE WAY, CHELMSFORD, ESSEX, CM1 1XB | £17,021 | 10/08/2021 | Other | **Area average:** £2,396,447 (9 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £316,250 (4 Other, CM1, 2024–2026) - **Deviation:** +105.5% ## Rental Range *ONS Price Index of Private Rents (Chelmsford). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,301/mo - **Realistic:** £1,445/mo - **Optimistic:** £1,590/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Chelmsford (Apr 2025 – Mar 2026).* ## Rental Comparables *Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.* | Title | Rent | Beds | Distance | As seen on | |------|------|------|------|------| | 1 Bed Flat, Moulsham St, CM2 | £1,375/mo | 1 | 0.19 miles | OpenRent | | 1 Bed Flat, Moulsham St, CM2 | £1,475/mo | 1 | 0.19 miles | OpenRent | | 1 Bed Flat, Moulsham St, CM2 | £1,100/mo | 1 | 0.19 miles | OpenRent | | 3 Bed Penthouse, New Street, CM1 | £2,750/mo | 3 | 0.27 miles | OpenRent | | 1 Bed Flat, Balmoral Court, CM2 | £1,000/mo | 1 | 0.29 miles | OpenRent | | 1 Bed Flat, Wells Crescent, CM1 | £1,350/mo | 1 | 0.35 miles | OpenRent | | 1 Bed Flat, Radio House, CM1 | £1,100/mo | 1 | 0.42 miles | OpenRent | | 2 Bed Semi-Detached House, Turkey Oaks, CM1 | £1,700/mo | 2 | 0.45 miles | OpenRent | | 1 Bed Flat, Broomfield Road, CM1 | £1,190/mo | 1 | 0.46 miles | OpenRent | | 1 Bed Flat, Rainsford Road, CM1 | £1,300/mo | 1 | 0.48 miles | OpenRent | | 1 Bed Flat, Cedar Avenue, CM1 | £1,325/mo | 1 | 0.48 miles | OpenRent | | Studio Flat, Rectory Lane, CM1 | £900/mo | 1 | 0.48 miles | OpenRent | **Average rent: £1,380/mo (12 listings)** ## 1% Rule - **Rent ratio:** 0.2% (weak for cashflow) - **Max investor price (0.8%):** £164,125 - **Target investor price (1%):** £131,300 *Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.* ## Rent-driven metrics *Based on OpenRent comparables (median £1,313/mo).* - **Gross yield:** 2.4% - **Cost-to-rent:** 41.3× - **Monthly cashflow:** £-1,403/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -8.9% *Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -69.6% - **10y growth:** -84.6% ## House Price Index (HM Land Registry) *Official index for Chelmsford; All dwelling types series; as of April 2026.* - **1y growth (index):** 0.5% - **5y growth (index):** 13.5% - **10y growth (index):** 29.9% ## Flood risk - **Zone:** 1 - **Risk:** Low - **Source:** Job (default Low) [Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)