10 Poplar Road, Solihull, West Midlands

Description

Freehold restaurant and residential investment comprising a restaurant and six flats above, totalling 629.1 sq m (6,772 sq ft). Located in an affluent West Midlands town, close to Mell Square and Touchwood Shopping Centres. VAT is applicable.

Accommodation

Restaurant and six one-bedroom flats above, totalling 629.1 sq m (6,772 sq ft)

Location

Solihull is situated 7.5 miles southeast of Birmingham, 12 miles west of Coventry, and 110 miles northwest of London. The property is on the west side of Poplar Road, close to its junction with Warwick Road. Touchwood Shopping Centre is 150 metres away and Mell Square is approximately 550 metres away. Nearby occupiers include Sainsbury's, Costa Coffee, Lloyds Bank and Greggs.

Tenure / Property Information

Investment Analysis

The property is a freehold mixed-use investment comprising a restaurant and six one-bedroom flats. The guide is £1.4m–£1.5m, but the supplied sold comparables are limited, dated or insufficiently detailed for a reliable current market value or GDV. The £1,650 pcm advertised rental evidence is not clearly allocated between the restaurant and six flats and is not passing rent evidence. VAT applies, while buyer, administration and other charges are unspecified.

Investment Snapshot

Strategy Recommendation

Treat as a potential income investment only after verifying the full rent roll, restaurant lease, flat tenancies, VAT treatment, costs and property condition. Do not bid solely from the guide or the unallocated £1,650 pcm asking-rent evidence.

Works Required

No refurbishment or specific defects are evidenced. Due diligence should verify the condition of the restaurant and flats, tenancy documentation, rent schedule, EPCs and statutory compliance before works are specified.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed reliably without verified rent, purchase costs, refurbishment costs, finance assumptions and a supported GDV. VAT and unspecified additional charges could materially increase the cash requirement. The restaurant lease runs to 2028 and the flats are on rolling tenancies, requiring tenancy and lease due diligence before relying on refinancing income.

Buy-to-Let Analysis

A BTL yield cannot be established because passing rents for the restaurant and six flats are not supplied. The £1,650 pcm figure is an advertised asking rent of unclear scope, not verified achieved or passing rent. The restaurant is stated to be let to Zizzi Restaurants Ltd until 2028 and the flats are on rolling tenancies, but no rent schedule or lease terms are provided.

Flip Analysis

A flip appraisal cannot be supported because no refurbishment scope, current valuation, resale GDV or selling-cost allowance is evidenced. The supplied comparables alone do not establish a reliable resale value for this mixed-use freehold property.

Investor Risks & Due Diligence

• VAT is applicable to the lot.

• Additional seller or third-party charges may apply, but amounts are not supplied.

• The restaurant lease is stated to run only until 2028, creating lease-renewal or reletting risk thereafter.

• The six flats are on rolling tenancies, with no tenancy rents, terms or income history supplied.

• The £1,650 pcm advertised rent is not confirmed as passing rent and its scope is unclear.

• No refurbishment condition, EPC, heating, parking or council-tax information is supplied.

• The available sold comparables are limited and include transactions from 2017, 2018 and 2026 without sufficient detail for direct comparison.

Recommendation

Treat as a potential income investment only after verifying the full rent roll, restaurant lease, flat tenancies, VAT treatment, costs and property condition. Do not bid solely from the guide or the unallocated £1,650 pcm asking-rent evidence.

Strategy Rating

Analysis Confidence

The evidence confirms the mixed-use accommodation, tenure and occupancy structure, but omits passing rents, lease rents and terms, refurbishment requirements, EPCs, service costs, buyer charges and a sufficiently comparable valuation basis.