1 Buxton Road, Disley, Stockport, Greater Manchester

Description

Tenanted shop and flat, currently producing £16,800 per annum. Not yet inspected by Auction House, however understood to briefly comprise a fully tenanted ground floor and basement retail unit with self-contained first floor flat.

Accommodation

Ground floor and basement retail unit comprising open-plan retail area with WC and kitchen, plus basement storage. Self-contained flat accessed from its own front entrance, comprising first-floor lounge, kitchen and bathroom with second-floor bedroom.

Tenure / Property Information

Investment Analysis

The property is a fully tenanted freehold mixed-use asset producing stated annual rent of £16,800. The only directly identified sale for 1 Buxton Road was £185,000 in January 2023, while nearby Buxton Road sales range from £110,000 to £205,000 but relate to different residential property types and dates. A base GDV of £185,000 is therefore used as a historical same-property proxy, not a formal valuation. The £170,000 guide implies a gross yield of approximately 9.88% before fees, with the 2.75% buyer administration charge reducing the yield on known acquisition cost to approximately 9.62%.

Investment Snapshot

Strategy Recommendation

Income-led freehold mixed-use investment, subject to satisfactory legal review, inspection and confirmation of the retail lease renewal position. Avoid relying on a flip case or assuming refurbishment costs are nil.

Works Required

No specific works are evidenced. The property has not been inspected by the auction house, so inspection should confirm the retail unit, basement, flat, services, EPC position and any repair requirements before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £185,000 historical same-property sale as a base GDV proxy, 75% refinancing would equate to £138,750. Against the guide plus the known buyer administration charge, indicative cash remaining before finance, tax and any works is £35,925. This is not a formal refinance valuation and the uninspected condition means the actual capital requirement is unknown.

Buy-to-Let Analysis

At the £170,000 guide, the stated £16,800 annual rent produces an estimated gross yield of 9.88%. Including the known £4,675 buyer administration charge, the yield on the £174,675 known acquisition cost is approximately 9.62%. No external rental comparables were identified, and the retail lease runs only until January 2027, creating reletting or renewal risk. Finance, tax, maintenance, insurance, voids and other disbursements are excluded.

Flip Analysis

The £185,000 base GDV proxy provides only £10,325 gross headroom over the £170,000 guide and known £4,675 administration charge, before works, selling costs, finance, tax and other disbursements. No supported selling-cost allowance or current comparable evidence is available, so a reliable flip surplus cannot be established. The existing tenancies may also affect vacant possession and resale strategy.

Investor Risks & Due Diligence

• The property has not been inspected, so condition, services and repair requirements are unknown.

• The retail lease expires in January 2027, creating renewal, reletting and potential vacancy risk.

• No sufficiently specific external rental comparables were identified.

• Additional legal-pack disbursements and other buyer costs may be payable but are not quantified.

• The GDV evidence is limited: nearby sales relate to different residential property types and the same-property sale is historic.

• The stated EPC evidence is unclear, showing 'E D', and should be verified.

Recommendation

Income-led freehold mixed-use investment, subject to satisfactory legal review, inspection and confirmation of the retail lease renewal position. Avoid relying on a flip case or assuming refurbishment costs are nil.

Strategy Rating

Analysis Confidence

Current rents, tenure, occupancy, the guide and one historical sale for the same address are supplied, but the property is uninspected, there are no specific rental comparables, the retail lease expires in January 2027 and buyer disbursements and works costs are unknown.