11-13 Burford Street & Bell Lane, Hoddesdon, Hertfordshire, EN11 8HP

Description

A Ground Floor Retail Unit, A First Floor Two Bedroom Flat, A First Floor One Bedroom Flat and a Detached Two Bedroom Bungalow Part Let Producing Approximately £44,000 Per Annum All Situated on a Site Measuring Approximately 407 sq m (4,385 sq ft), Further Planning Permission has been Granted for the Erection of a Three Bedroom Detached House.

Accommodation

Ground Floor: Retail Unit. First Floor: Two Bedroom Flat; One Bedroom Flat. Rear: Two Bedroom Bungalow.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Barclay Park are within easy reach. Transport links are provided by Rye House rail station.

Tenure / Property Information

Investment Analysis

The property comprises a freehold mixed-use site with a ground-floor retail unit, two first-floor flats and a detached two-bedroom bungalow. It is stated to be part let and producing approximately £44,000 per annum. Further planning permission is stated to have been granted for a three-bedroom detached house. No guide price, completed-sale comparables, specific rental comparables, condition evidence or development appraisal inputs are supplied, so GDV and value-based returns cannot be established.

Investment Snapshot

Strategy Recommendation

Treat as a mixed-use income and development opportunity pending verification of the £44,000 annual income, all leases, vacant or occupied areas, legal-pack disbursements and the granted planning permission. Do not set a bid ceiling without pricing and GDV evidence.

Works Required

No specific defects or refurbishment requirements are evidenced. Due diligence should verify the condition and compliance of the retail unit, two flats and bungalow, confirm the tenancy arrangements and review the granted planning permission and its conditions for the proposed three-bedroom house.

Rental & Market Context

Potential BRRR Position

A BRRR appraisal cannot be completed because the guide price, acquisition costs, refurbishment allowance, verified rental schedule and GDV are unavailable. The stated planning permission may provide additional development potential, but its value and deliverability require legal and planning due diligence.

Buy-to-Let Analysis

The property is stated to produce approximately £44,000 per annum and is part let, but no rent schedule, passing rents, tenancy terms, vacancy information or external rental comparables are supplied. A BTL yield cannot be calculated without a purchase price and verified income breakdown.

Flip Analysis

A flip appraisal cannot be completed because there are no completed-sale comparables, guide price, condition-based works budget, GDV or supported selling-cost allowance. The granted planning permission for a three-bedroom detached house should be independently reviewed before assigning development value.

Investor Risks & Due Diligence

• The stated approximately £44,000 annual income is not supported by a rent schedule or tenancy documentation in the supplied evidence.

• Occupancy and lease details are not provided for the retail unit, flats or bungalow.

• No guide price or buyer premium is supplied, preventing a total acquisition-cost and yield appraisal.

• The legal-pack disbursements are unspecified and may become payable on completion.

• The planning permission and any conditions for the proposed three-bedroom detached house require verification before attributing development value.

• The property combines retail, flats, a bungalow and potential development, creating mixed-use appraisal and management complexity.

Recommendation

Treat as a mixed-use income and development opportunity pending verification of the £44,000 annual income, all leases, vacant or occupied areas, legal-pack disbursements and the granted planning permission. Do not set a bid ceiling without pricing and GDV evidence.

Strategy Rating

Analysis Confidence

The description, tenure, approximate income, site area and stated planning permission are supplied, but pricing, comparables, condition, tenancy details, rental breakdown, development costs and GDV evidence are absent.