11 High Street, Cinderford, Gloucestershire, GL14 2SQ

Description

An opportunity to acquire a mixed use investment opportunity located in the town of Cinderford. The property is centrally located in Cinderford, and occupies a prominent location. The property is currently let at £13,800 p.a.

Accommodation

Ground floor: approximately 40 m2 cafe/takeaway with an additional 20 m2 preparation area and WC. First floor: living room, kitchen, one bedroom and a shower room.

Location

Centrally located in Cinderford and occupying a prominent location.

Tenure / Property Information

Investment Analysis

The £101,000 2021 sale at 3–5 High Street is a completed sale but is described as a flat/maisonette and is not directly comparable to this mixed-use freehold property. It provides limited market context only and does not support a reliable current GDV. The £99,000 guide equates to approximately 7.17 times the stated £13,800 annual rent, before buyer/admin charges and any other costs.

Investment Snapshot

Strategy Recommendation

Prioritise income retention as a mixed-use investment only if the £13,800 rent is evidenced by satisfactory leases, payment history and tenant due diligence. Do not rely on a BRRR or flip strategy without a current mixed-use valuation and full cost information.

Works Required

No refurbishment works are evidenced. Allow for inspection and verification of the café/takeaway, preparation area, WC and first-floor flat, together with review of services, EPC compliance, tenancy documentation and any required repairs, but no numeric works allowance is supported.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed because no reliable current GDV, refurbishment budget or finance terms are supplied. The 2021 flat/maisonette comparable is insufficient to establish a mixed-use valuation or refinance figure. The stated income may support an investment case, subject to full tenancy and commercial lease due diligence.

Buy-to-Let Analysis

The stated rent is £13,800 per annum, equivalent to £1,150 pcm for the whole property. Against the £99,000 guide, the gross yield is approximately 13.94%; including the £600 buyer premium and £2,100 minimum admin charge, the known-cost yield is approximately 13.57%. This is attractive on the supplied figures, but the commercial and residential rent split, lease term, repairing obligations, deposit, arrears position and tenant covenant are not provided. Advertised flat rents of £439–£650 pcm are not directly applicable to the whole mixed-use property.

Flip Analysis

A flip surplus cannot be established. There is no reliable current mixed-use GDV, supported refurbishment budget or selling-cost allowance. The supplied £101,000 comparable is for a flat/maisonette and completed in 2021, so it should not be used as a direct resale valuation.

Investor Risks & Due Diligence

• The property is mixed use, so the commercial and residential occupation arrangements, lease terms and tenant covenant require verification.

• The stated £13,800 annual rent is not broken down between the café/takeaway and flat, and no passing-rent documentation or payment history is supplied.

• Special Conditions of Sale may add search, legal, transfer or seller-cost reimbursements that are not quantified.

• The only supplied comparable is a flat/maisonette sale from 2021 and is not directly comparable to this mixed-use property.

• No condition or refurbishment evidence is supplied, so potential repair and compliance costs are unknown.

• The flat rental listings are advertised asking rents and do not establish achieved rent for this property.

Recommendation

Prioritise income retention as a mixed-use investment only if the £13,800 rent is evidenced by satisfactory leases, payment history and tenant due diligence. Do not rely on a BRRR or flip strategy without a current mixed-use valuation and full cost information.

Strategy Rating

Analysis Confidence

The current stated income, guide price, tenure and known auction charges are available, but there is no lease detail, rent split, current mixed-use comparable evidence, condition survey, works budget, GDV or special-conditions cost schedule.