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11 Harborne Park Road, Harborne, Birmingham, B17 0DE
Retail investment in Harborne
11 Harborne Park Road, Harborne, Birmingham, B17 0DE
For Sale
£100,000+
Key Features
Retail investment in Harborne
Guide price £100,000+
Status: For Sale
Tenure: Freehold
Current published income £3,500 pa
Preferred strategy: Commercial Investment / Repositioning
HB risk level: Medium
Description
A freehold retail investment premises Current gross income: £3,500 p.a.
Location
11 Harborne Park Road, Harborne, Birmingham, B17 0DE Full listing coordinates are used for mapping: 52.457653, -1.956882.
Investment Analysis
Investment Snapshot
Guide Price | £100,000+ |
Likely Purchase Range | £100,000–£108,000 |
Approx. Size | 42 m² |
Tenure | Freehold |
Refurbishment Budget | £10,000–£35,000 |
Purchase + Works | £110,000–£143,000 |
Current Published Rent | £3,500 pa |
Current Gross Yield at Guide | 3.5% |
HB Estimated Market Rent | £275–£350 pcm |
HB Estimated Annual Rent | £3,300–£4,200 pa |
Gross Yield at Guide | 3.3%–4.2% |
Gross Yield on Total Cost | 2.3%–3.8% |
Estimated GDV / Value | £35,000–£50,000 |
LHA Benchmark | Not established in this pass; use the relevant BRMA where strategy warrants it |
75% GDV Refinance | £26,250–£37,500 |
Suggested Strategy | Commercial Investment / Repositioning |
Risk Level | Medium |
Analysis Confidence | Medium |
Works Required
Building and services survey
Fire/accessibility/statutory compliance
Roof/external fabric repairs where required
Commercial fit-out or strip-out
Planning/use-class/VAT review
HB working works allowance: £10,000–£35,000. This is based on the auction description, accommodation and visible condition indicators; replace it with surveyor/contractor evidence before bidding.
Rental & Market Context
The auctioneer/addendum states current income of £3,500 p.a. This is approximately 3.5% gross on the current guide. HB's working market-rent range is £275–£350 pcm (£3,300–£4,200 p.a.). Compare the market range with the existing tenancy terms before assuming any uplift.
Sold within 5m radius
Reliable recent like-for-like sold comparables were not established from the supplied scrape for this individual property. No comparable addresses or prices have been invented. Before bidding, verify the HB end-value range against HM Land Registry / current local sold evidence, matching property type, size, tenure, condition and micro-location.
GDV Assessment
HB indicative end value is £35,000–£50,000. For residential/income assets this is derived from the working market-rent range and a local gross-yield band of approximately 6.5%–8.0%, then checked against the current guide. Confidence is medium because a property-level sold-comparable set has not yet been verified.
Strategy Recommendation
Preferred strategy: Commercial Investment / Repositioning. The working purchase range is £100,000–£108,000 and the works allowance is £10,000–£35,000. The key question is whether the legal pack, condition and local market evidence support the income/end-value assumptions without exhausting contingency.
Potential BRRR Position
Standard residential BRRR is not the primary strategy. Refinance should be based on sustainable commercial/tenancy income, covenant, use class, lease length and specialist lender valuation.
Flip Analysis
Illustrative scenario: purchase £104,000, works £22,500, plus approximately £9,170 for acquisition, finance/holding and selling costs. Total working cost is about £135,670 against a mid-point end value of £42,500, giving an indicative pre-tax margin of £-93,170 (-219.2% of GDV). On these assumptions the flip is marginal/weak and is sensitive to bid competition, refurbishment overspend and resale evidence.
Commercial / Mixed-Use Analysis
Review passing rent/ERV, lease length, tenant covenant, repairs, VAT, business rates, service charges, vacant possession and lender criteria. Appraise residential and commercial elements separately where mixed use.
Investor Risks & Due Diligence
Read the complete Bond Wolfe legal pack and special conditions, including buyer/admin fees
Verify title, tenure, lease length, tenancy agreements and vacant-possession status
Replace HB works assumptions with surveyor/contractor pricing
Confirm mortgage/bridging and insurance availability for the exact asset type
Re-check local rents and property-level sold comparables immediately before bidding
Maximum Bid Analysis
Guide £100,000+. HB considers the deal strongest around £100,000–£100,000. Above approximately £100,000, the conservative end-value/refinance margin begins to weaken materially. This is an investment sensitivity indicator, not a valuation or instruction to bid.
Recommendation
Overall HB view: Commercial Investment / Repositioning. Risk level: Medium; analysis confidence: Medium. The principal sensitivities are end value, rent and refurbishment cost. Proceed only if legal and physical due diligence supports the assumptions and leaves adequate contingency.
Strategy Rating
Buy-to-Let/Income: ★★★★☆ | BRRR: ★★★☆☆ | Flip: ★★★☆☆
Research Sources
https://www.bondwolfe.com/auctions/properties/357073-property-auction-birmingham/ | https://www.bondwolfe.com/auction/3451/ | https://www.bondwolfe.com/addendum/
Auction Details :
Bond Wolfe
Auction Date :
10/09/26
Lot Number :
010
Property Location:
11 Harborne Park Road, Harborne, Birmingham, B17 0DE
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