10 Globe Yard, St Austell

Description

A two storey industrial unit requiring modernisation and repair following fire damage. The auctioneers have not internally inspected the property to verify the accommodation details and purchasers must rely on their own enquiries.

Accommodation

First Floor: One room. Ground Floor: One room.

Location

Situated off Truro Road, close to local shopping facilities and the amenities available in St. Austell Town Centre including St. Austell Train Station.

Tenure / Property Information

Investment Analysis

The only supplied completed sale is 6A Globe Yard at £81,250 on 29 May 2026. This is a single ‘Other’ freehold comparable in the same yard, but no size, accommodation or condition comparison is provided. The subject property has fire damage, requires modernisation and repair, and has not been internally inspected by the auctioneer. £81,250 is therefore only an indicative base GDV, not a formal valuation; a reliable low/high range cannot be established.

Investment Snapshot

Strategy Recommendation

Do not bid based on the guide alone. Obtain internal access, a fire-damage and building survey, contractor quotations, confirmation of accommodation/use and review of the special conditions before considering a refurbishment-led resale or alternative commercial use.

Works Required

Fire-damage remediation, modernisation and repair are indicated by the description. The accommodation, extent of damage and required works must be verified by a full inspection and contractor quotations before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR appraisal cannot be quantified because refurbishment costs, industrial rental value, finance costs and a reliable valuation range are unavailable. The indicative 75% refinance figure would be £60,937.50 if £81,250 were achieved, but total project cost and cash left in cannot be calculated.

Buy-to-Let Analysis

A BTL appraisal cannot be established. The supplied rental evidence relates to residential properties, not an industrial unit, and no industrial rent estimate or passing rent is provided. The unit is vacant and its usable accommodation and condition are unverified.

Flip Analysis

The supplied £81,250 same-yard sale provides a limited indicative resale benchmark. A flip surplus cannot be calculated because refurbishment costs, acquisition costs beyond the £1,500 buyer premium, seller fees and selling costs are not supplied. Fire damage and unverified accommodation create substantial valuation risk.

Investor Risks & Due Diligence

• Fire damage and required repairs have not been quantified.

• The auctioneer has not internally inspected or verified the accommodation.

• Only one same-yard comparable is supplied and its size, condition and comparability are unknown.

• No industrial rental evidence or auctioneer rent estimate is provided.

• The property is vacant, so there is no passing income.

• Seller fees may be payable under the special conditions but are not quantified.

• EPC, parking, heating, council tax and other property details are unconfirmed.

• The buyer premium is £1,500 inclusive of VAT if the purchase price is £10,000 or more; the fee is £500 inclusive of VAT if sold for less than £10,000.

Recommendation

Do not bid based on the guide alone. Obtain internal access, a fire-damage and building survey, contractor quotations, confirmation of accommodation/use and review of the special conditions before considering a refurbishment-led resale or alternative commercial use.

Strategy Rating

Analysis Confidence

There is one relevant completed sale, but the property has fire damage, has not been internally inspected, has no refurbishment estimate, no industrial rental evidence and incomplete cost information.