How to become a commercial property owner in 2025/26
So, the ‘word on the street’ is that investing in property could make you loads of cash (or so you’ve heard). Or perhaps you want to buy up the property your business operates in, so you’re not renting. Either way, it can make financial sense.
In fact, CBRE’s 2025 Index report states that in Q1 2025, commercial property gave a total return of 2.1% and that’s forecast to increase to 15% this year.
If you’re thinking of putting your money into offices, retail or commercial spaces, this guide is for you. It covers the real challenges you'll face from those who are already doing it, from sorting financing to managing difficult tenants – we'll help you make an informed decision about whether it’s for you.
Is commercial property investment right for you?
This could be the big question on your mind. Commercial property investment isn't the same as a residential buy-to-let (like a house). It’s a more complex process but could potentially have much greater rewards. But before you start, you should assess your financial position, risk tolerance, and whether you have the time to manage it all.
First, understand the financial input
If you don’t have the cash outright, you’ll need to secure a commercial mortgage. This is a long-term loan that’s secured against a non-residential property. In the UK, a business mortgage is usually available for up to 75% of a property’s value and is repaid over a period of between three and 25 years.
A commercial mortgage can typically require a much bigger deposit than a residential mortgage, normally between £20,000 and £40,000. You should also factor in additional funds for legal fees, surveys, and refurbishment costs.
Depending on the type of property you are looking to invest in, you could expect different returns. Industrial and logistics are often much bigger properties – warehouses for example, but they could deliver higher yields (the amount you can expect to receive in rent each year) and stronger overall returns than a small retail shop.
All investments are risky, and the more money you put in, the more you stand to lose – so choose wisely.*
*This guide is only for informational purposes. Bionic does not give financial, legal or investment advice. You should always consult your own financial advisor or legal advisor for matters of this nature.
You need to be willing to commit your time
As an aspiring commercial property owner or landlord, it’s likely you’ll face more complex situations than residential property owners. You'll need to manage longer lease negotiations, handle business tenant relationships (if you’re not using it yourself), and keep up to date with any changing regulations like commercial EPC requirements, for example.
If you can’t commit enough time, it’s worth considering hiring a letting agent to sort all the admin for you.
If you take it on yourself, remember you’ll need to dedicate time for screening tenants, deposit management, building maintenance and even sorting commercial property insurance.
What types of commercial property can you invest in?
From retail spaces along your local high street, to office blocks in the city – there are lots of options when it comes to investing in commercial property.
Office spaces and changing workplace trends
With remote working a “norm” - investing in office spaces might not be top of your list. But, with signs of people returning to the office it could just be the right time to buy-in. We predict a full time return to the office by 2027 - read our Future Of Employment Report.
Look for well-located, high-quality office spaces in central locations. Focus on properties with great transport links, modern, flexible layouts and high energy efficient ratings.
Grade A office buildings with EPC ratings of B or above may be more attractive to tenants, which could help sustain higher rental income.
Retail, high street shops
If you’re looking to invest in a local space along your high streets that could be a shop, barbers or a bakery, then there are some points to consider.
High streets are suffering a decline in footfall due in large part to online ordering. But that’s not to say your shop won't be a success – it's just a good idea to research the right tenant. Think of businesses that are likely to sustain good footfall, like a hairdresser or salon, for example.
Who actually owns the UK high streets?
Our UK highs treets are owned by different organisations, here’s a quick summary:
- Pension funds and insurance companies - own large portions of retail property portfolios
- Real Estate Investment Trusts (REITs) - like British Land, Land Securities, and Hammerson own many high streets
- Private property companies - like individual landlords own many smaller properties
- Local councils - own some high street properties, particularly in town centres
- Family trusts and estates - still own properties in some areas, especially where families have owned land historically.
These are likely the organisations in which you’ll need to contact if you wish to buy or lease a property along a UK high street.
Industrial and logistics properties
Large warehouses or logistical operations for any industry, could be a good investment when you look at the data. In fact, logistics and industrial properties rank as top sectors for commercial investment in 2024, driven by growing consumer demands for faster product delivery. These properties could offer:
- Longer lease terms provide stable income
- Strong tenant demand from e-commerce businesses
- Better yields than office properties
Mixed-use developments
Mixed-use properties are essentially residential and commercial buildings combined. These kinds of properties can help you spread risk across different income streams. These can be quite complex to manage, but worth it if looking into if you want more of a diverse investment.
How do you finance a commercial property investment?
You need to know your options when it comes to securing financing.
Commercial mortgages
The amount you need to borrow can determine the type of loan you need to take out. If you’re borrowing up to £25,000, you might be eligible for an unsecured business loan.
But if you’re looking to borrow more, your lender will want security. And that’s where a business mortgage comes in.
Commercial mortgage lenders can typically assess:
- Your business experience and financial history
- Your credit score
- Evidence can pay the deposit and repayments
- The property's rental income potential
- The property's condition and market value
Most commercial mortgage rates are variable, often quoted as a percentage above the Bank of England base rate. Fixed-rate options exist but typically cost more, as lenders assume additional interest rate risk.
Alternatives for financing
A business bridging loan is a type of commercial loan that allows you to borrow money over a shorter period than a typical bank loan, though often at a higher rate of interest.
Bridging loans are typically taken out by businesses that need short term funding - you might, for example, have invested in buying your business’s property and have a gap between payment falling due and another source of funding becoming available to you.
Understanding the true costs of ownership
As a property owner, you won’t just have the deposit and monthly mortgage payments, just like buying a house, there are additional costs to be aware of.
You should consider budgeting for:
- Legal fees (typically 1-2% of property value)
- Surveys and valuation costs
- Stamp duty land tax, including the 5% surcharge on investment properties over £40,000
- Building insurance and property owners liability cover
- Ongoing maintenance and compliance costs
- Professional property management fees if required
What are your legal obligations as a commercial landlord with a tenant?
Being a landlord comes with legal responsibilities, and it's important to know what these are to help protect you, your investment and your tenants.
Health and safety requirements
Arguably the most important responsibility is keeping your property safe – whether you're using it or a tenant is.
All commercial landlords must provide a valid gas safety certificate, electrical installation condition reports, and asbestos management surveys. More info on this can be found on the government HSE site.
It’s easy enough to get a Gas Safety inspector to check your property to avoid any issues. Just make sure they are registered on the Gas Safety Register.
If you fail to provide these, you could be held liable – you could be fined or even worse, face criminal charges. This is because it violates the Health and Safety Act, and you have a duty of care to ensure your building is fit for your tenants to trade.
Energy efficiency and EPC changes
From April 2025, all let commercial properties require valid EPC certificates, with properties a rating of E or above. This means if your certificate has expired or it’s below E you need to make improvements to match the minimum rating.
It’s a good time to get ahead of this as the minimum standard rating is set to rise to C by 2028, then B by 2030. If you don’t comply, you could pay a hefty fine as it’s based on the property’s rateable value.
Landlord and Tenant Act 1954 implications
Under the Landlord and Tenant Act, tenants have rights to renew leases at the end of their contract, so understanding these rights can help you create a lease that complies with regulations. If you don’t want to lease the property again, you must have grounds to do so, this includes:
- The tenant has failed to comply with the lease terms
- You have plans to redevelop the property
- You need the property for your own business use
Understanding what insurance you need
Learn what insurance you need in our video
As a commercial landlord, you’re typically responsibile for sorting out building insurance because you own the structure of the building. Tenants are responsible for the content in the building including stock, contents and public liability.
It’s best to specify ‘who sorts what’ in your lease agreement and what level of coverage you expect your tenant to arrange.
For example, if you own a retail space that’s being used as a cafe – you can specify that the tenant is required to arrange adequate insurance cover to protect their business.
Although building insurance is not a legal requirement – it's essential for helping to protect your property against third-party damage and may also be required as part of the terms of your commercial mortgage.
How do you find the right tenants?
Bad tenants can cause you stress, so finding the right ones is key.
You’ll want to ensure your tenants have an already successful business or have the financial stability to become successful. After all, your rent payments depend on it.
Marketing your property to the right people
To find the right people, list your property online on specialist sites like Rightmove Commercial, LoopNet, and local estate agent networks. Make sure to use professional property photography and detailed floor plans to attract serious tenants.
In your listing, make sure to include:
- Accurate floor areas and room dimensions
- Available parking spaces
- Transport links and accessibility
- Your current EPC rating and energy costs
- What business use cases you accept
- Any planning restrictions
Screening business tenants
Many commercial tenants experience a lot of stress from tenants who can’t pay their rent and rack up arrears.
So, it’s really important you screen your tenant to make sure they can afford to pay for the duration of their lease. You’ll still be taking a risk though, as the success of their business depends on it.
Start by confirming their finances, they should provide:
- Three years of audited accounts for their established business
- Business bank statements for the last six months
- Credit checks on both the business and the directors
- Trade reference checks from suppliers
You should also get details of their business, including:
- An understanding of the business model and market position
- An assessment of how the location suits their customer base
- A review of existing lease obligations and business rates
- An evaluation of their expansion or contraction plans
Last but not least, verify several references, including:
- Previous landlord references covering payment history and property care
- Professional references from accountants or business advisors
- Personal guarantees from directors for new or small businesses
Covering all the bases above, you can check whether the business is likely to succeed. If you don’t have time to do all of this, it’s best to pay to sort it out. Consider using a commercial tenant referencing service like LetHq.
Lease negotiation with tenants
Commercial leases typically run for longer terms than residential leases, making initial negotiations key for long-term success. When negotiating, think about:
Rent reviews
- You should consider annual RPI increases vs market rate
- Upward-only rent review clauses
- Any break clauses allowing early termination
Repair and maintenance responsibilities
- Consider if you place responsibility on tenants for full repairs and relevant insurance
- Including a clear definition of what exactly is ‘fair wear and tear’
One Reddit user shares her story with renting out a commercial property. The property has issues with damp and the tenants are demanding them to fix it, and they won’t pay anything towards it. The tenant also refuses to leave the property after an eviction notice to get the work done. They only provided a basic lease and did not seek legal help.
The highlights the need for writing in clear terms in the lease in the event something happens to the building and to get the advice of a lawyer when drawing up leases.
Any subletting rights and assignments
- Make it clear if the tenant has the ability to transfer the lease
- If the tenant needs consent for any changes and assignments
- Whether you receive any share of any assignment premiums (payment from transferring the lease to another tenant)
How do you manage ongoing tenant relationships?
If you’re going to have a successful commercial landlord and tenant relationship, you need clear communication, fair treatment, and to react quickly to any issues they have that need your attention.
How best to communicate with your commercial tenant
Always keep a professional relationship with consistent, clear communication through emails or letters. You should consider:
- Keeping them updated on regular building improvements or changes
- Send out an annual tenant satisfaction survey to identify concerns early on
- Respond quickly to any reasonable requests and concerns (like building issues)
- Document all significant conversations and agreements
How to prevent issues with missed tenant lease payments
If a business is struggling, you might end up getting the brunt of it by not getting paid. Try to set up a payment process that helps to protect you while leasing out your property. Think about:
- Set up direct debits or standing orders where possible
- Send a rent reminder 7 days before it's due
- Follow up straight away on any missed payments
- Keep a paper trail and detailed records of all payment communications
If arrears rear their ugly head, you should follow these steps:
- Contact the tenant within 48 hours of the missed payment
- Sent a formal written demand for payment after 7 days
- Send a meeting request to discuss a payment plan after 14 days
- Consider legal action after 30 days
If you’re tenant isn’t paying or responding to any of your communication methods, you should seek legal help to ensure you follow the correct procedures.
What are the tax implications of owning commercial property?
Income tax on rental profits
You’ll need to pay tax on your rental income, just like you would pay income tax on a job. The total amount you pay depends on your total taxable income for the year. This includes other income sources like from employment, self-employment or pensions.
The income tax rate can be as high as 45% if you hit it, but it depends on your own financial situation.
Like any business, you can deduct expenses. These include:
- Mortgage interest payments
- Property management fees
- Maintenance and repair costs
- Insurance premiums
- Professional fees for letting
- Advertising and marketing costs
If you own property through a company, you’ll pay Corporation Tax instead of income tax. Read more on Corporation tax here.
Capital gains tax considerations when you sell
If you plan on selling your commercial property, you’ll have to pay capital gains tax (CGT).
This is charged at 18% for basic rate taxpayers and 24% for higher and additional rate taxpayers in 2025/26.
The annual CGT allowance is £3,000. This means you can make £3,000 profit on the sale of your commercial property before you pay capital gains. It’s then charged on any amount over that. You can find a breakdown of GCT on the government site.
Stamp duty land tax
If you buy a commercial property over £150,000, just like your home, you may have to pay Stamp Duty Land Tax (SDLT). This normally only applies to large, expensive commercial properties.
VAT considerations for commercial property
Generally, the sale or lease of commercial property is exempt from VAT. This means that property owners and tenants don’t have to pay VAT. But landlords can choose to charge the standard rate of VAT (20%) when selling or leasing their property. It may make sense to do this when:
- You have a lot of VAT costs to recover
- You plan major refurbishment or development work
Commercial landlords can recover the VAT that has been charged later on. If you decide to do this, you should notify HMCR within 30 days.
How to avoid tax issues as a commercial landlord
As an aspiring commercial landlord, you need to understand your tax obligations and pay them to avoid upsetting the tax man.
- Say no to tax avoidance schemes - Some commercial landlords have been caught out with in tax avoidance* schemes promoted on some forums/social media. This is never a good idea and can lead to hefty tax bills and investigations by HMRC.
- Understand landlord contributions - Payments from landlords to tenants, for example, for property works, can have different tax treatments, and misclassification can lead to disputes or penalties. If you’re not sure about this always seek your own tax advice from a financial advisor.
- Penalties for misclassified expense - Incorrectly classifying expenses as revenue or capital can result in penalties, especially when claiming tax relief for property improvements
Alex McCloy, Legal Counsel at Bionic, says, “Deliberate tax evasion is a serious offence, and HMRC treats it with utmost seriousness. It can lead to substantial financial penalties, legal consequences, and long-term reputational harm. It's always best to meet your tax obligations fully and on time to avoid unnecessary risks and ensure peace of mind.”
Commercial property buying mistakes to avoid:
We’ve had a look at some Reddit forums, finding out what mistakes commercial landlords and property owners have made – so you don’t do the same. Take a look below and avoid these common pitfalls:
| Mistake | What could happen... | How to avoid it |
| Not planning or researching | You might buy a property that isn't right for what you want or is in a bad location. | Make a clear plan and research the area, property values, and market trends before buying. |
| Skipping checks | You could end up with hidden problems like unpaid bills, legal issues, or a property that needs expensive repairs. | Always check the property thoroughly, review legal documents, and get inspections done. |
| Underestimating the costs | You could run out of money because you didn’t plan for repairs, taxes, insurance, or unexpected expenses. | Make a budget that includes all possible costs, not just the purchase price. |
| Ignoring what tenants need | Your property could stay empty for a long time because tenants don’t want it or can’t use it. | Learn what tenants want (like parking, location, space) and choose a property that meets those needs. |
| Poor lease negotiation | You could lose money or have arguments with tenants if the lease is not clear or fair. | Get legal help to make sure the lease is clear and protects your interests. |
| Borrowing too much money | If your rental income drops or interest rates go up, you might struggle to pay your mortgage | Only borrow what you can afford and have a backup plan with an emergency fund if it goes wrong. |
| Not getting expert advice | You could miss important details or make costly mistakes because you didn’t ask for help. | Talk to experts like lawyers, accountants, and property managers before making big decisions. |
*This is for informational purposes only. Bionic does not provide financial or legal advice. You should always seek your own professional advice for property investment.
Get your business set with help from Bionic
Remember that investing in commercial property is a business in itself – it's not a passive income source and shouldn’t be taken lightly. That said, if you’re buying somewhere in your local area, it could be really rewarding.
Get your business set with essentials like business insurance for commercial landlords and commercial property owners from Bionic.
We can also help you with business finance, including business mortgages and loans. Get in touch with a member of our team to find out more.
