10 Brunswick Street, Stoke-On-Trent, Staffordshire

Description

An outstanding investment opportunity currently generating £34,860 of yearly rental income. Comprising of a retail unit, 4 bedroom HMO and two flats within a recently renovated / developed building, currently offering a 16% gross return against the guide price.

Accommodation

Ground Floor Retail Unit: Retail 225 sq ft (20.95 sq m). HMO (known as Flat 1): Communal Kitchen 148 sq ft (13.72 sq m), Communal Lounge 139 sq ft (12.95 sq m), Communal Dining Area 210 sq ft (19.55 sq m), Room 1 159 sq ft (14.74 sq m) with en-suite shower room, Room 2 90 sq ft (8.32 sq m) with en-suite shower room, Room 3 102 sq ft (9.44 sq m) with en-suite shower room, Room 4 168 sq ft (15.58 sq m) with en-suite shower room. First Floor Flat 2: Through Lounge, Dining area, Kitchen 345 sq ft (32.02 sq m), Bedroom 168 sq ft (15.59 sq m) with double doors to roof terrace, Bathroom. First Floor Flat 3: Kitchen 155 sq ft (14.45 sq m), Lounge 147 sq ft (13.69 sq m), Bedroom 1 102 sq ft (9.45 sq m), Bedroom 2 95 sq ft (8.86 sq m), Shower Room.

Tenure / Property Information

Investment Analysis

The £210,000+ guide is below the two 2025 Brunswick House completed sales at £240,000 and £280,000, but those properties are recorded only as different 'Other' properties and are not sufficiently comparable to establish GDV. The subject is a mixed-use building comprising a retail unit, four-bedroom HMO and two flats. The stated annual rental income of £34,860 equates to £2,905 pcm and a 16.6% gross yield against the guide, before the 3.6% buyer premium and any other costs. The income, occupation, legal use and tenancy details require verification.

Investment Snapshot

Strategy Recommendation

Income-led hold/BTL, subject to satisfactory verification of the stated rent, HMO and mixed-use compliance, leases or tenancy agreements, condition and all auction special conditions. Do not underwrite a flip or BRRR exit without a supported valuation and full cost schedule.

Works Required

No specific refurbishment works are evidenced; the building is described as recently renovated/developed. The immediate scope is verification of the HMO, flats and retail use, condition, fire and safety compliance, tenancy documentation, rent schedule and the vacant Room 2 rather than assuming a works allowance.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot establish GDV or refinance proceeds because the supplied sales evidence is not sufficiently comparable and no valuation or lender assumptions are provided. No refurbishment budget is evidenced. The stated income may support a hold strategy, but HMO and mixed-use compliance, tenancy documentation, occupancy and rent must be verified before relying on refinance.

Buy-to-Let Analysis

The stated income supports £34,860 per year, or £2,905 pcm, producing a 16.6% gross yield against the £210,000 guide. Including only the stated 3.6% buyer premium would reduce the yield to approximately 16.0%, before finance, management, maintenance, voids, taxation and any additional auction fees. A full net yield cannot be established because operating costs, tenancy terms and the reliability of the stated rent are not supplied. Room 2 of Flat 1 is vacant and the income should be independently verified.

Flip Analysis

A flip surplus cannot be calculated. The two 2025 Brunswick House sales provide only broad same-street context and are recorded as different 'Other' properties, while no supported GDV, works budget, selling allowance or transaction-cost schedule is available.

Investor Risks & Due Diligence

• The stated £34,860 annual rental income is not supported by external rental comparables or supplied tenancy documentation.

• Flat 1, Room 2 is vacant, creating an identified void and potential income shortfall.

• HMO, flat and retail permissions, licensing and safety compliance are not evidenced.

• Tenure, lease information, EPC, council tax, heating and parking details are not supplied.

• Additional auction fees may be payable under the Special Conditions of Sale, but no amount is provided.

• The available completed sales are different properties and are insufficient to support a reliable GDV.

• The 3.6% buyer premium is known, but other operating, finance, maintenance, management and tax costs are not provided.

Recommendation

Income-led hold/BTL, subject to satisfactory verification of the stated rent, HMO and mixed-use compliance, leases or tenancy agreements, condition and all auction special conditions. Do not underwrite a flip or BRRR exit without a supported valuation and full cost schedule.

Strategy Rating

Analysis Confidence

The guide, stated annual income, accommodation, occupancy summary, buyer premium and limited completed sales are supplied, but there is no external rental evidence, no comparable valuation basis, no works budget, no tenure or lease information, and no operating-cost or special-conditions detail.