1 London Road, Buxton, Derbyshire

Description

Tenanted ground floor retail unit, currently trading as plumbers. Auction House North West has not inspected the subject property. No viewings available.

Accommodation

Ground floor retail unit. Total floor area stated on the current EPC: 76 m2.

Tenure / Property Information

Investment Analysis

The exact address sold for £127,500 on 7 May 2025, described as freehold Other. This is the strongest available market evidence, although it is not a formal valuation and the property was not inspected. A base GDV of £127,500 is used. The £85,000 guide is approximately 66.7% of this comparable price.

Investment Snapshot

Strategy Recommendation

Proceed only subject to satisfactory legal review of the tenancy, confirmation of rent and inspection or adequate condition evidence. The guide appears supported by the exact-address sale, but the absence of rental evidence prevents a reliable income strategy assessment.

Works Required

No refurbishment works are evidenced. The property has not been inspected and no viewings are available, so only normal purchaser due diligence can be proposed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the exact-address comparable as base GDV, 75% of GDV is £95,625. Against the £85,000 guide and the £3,600 minimum buyer/admin charge, indicative cash left in is negative £7,025 before finance, tax and unknown disbursements. This is only a mechanical scenario, not confirmation of commercial refinance availability.

Buy-to-Let Analysis

BTL yield cannot be established because no passing rent or auctioneer rent estimate is supplied. The residential flat asking rent is not suitable evidence for this retail unit. The tenant is stated to have a five-year tenancy from 11 June 2025, with review after three years; lease terms require legal review.

Flip Analysis

At the guide, base cost is £88,600 including the known minimum buyer/admin charge and no works allowance. Base GDV is £127,500, giving £38,900 before selling costs, finance, tax and any unknown disbursements. A net flip surplus cannot be calculated because no selling allowance is supplied.

Investor Risks & Due Diligence

• The auctioneer has not inspected the property and no viewings are available.

• No passing rent or rent estimate is supplied, preventing reliable yield analysis.

• The five-year tenancy and three-year rent review require full legal review.

• Business rates are stated at £5,900 per annum, but occupational cost responsibility should be confirmed.

• Special-condition disbursements, search fees, seller costs, legal fees and transfer fees may be payable.

• The exact-address comparable is described only as Other and may not be directly identical in condition or configuration.

Recommendation

Proceed only subject to satisfactory legal review of the tenancy, confirmation of rent and inspection or adequate condition evidence. The guide appears supported by the exact-address sale, but the absence of rental evidence prevents a reliable income strategy assessment.

Strategy Rating

Analysis Confidence

An exact-address 2025 sold comparable and guide price are available, but there is no inspection, no viewing, no rental figure, no works assessment and unknown legal disbursements.