110 Queen Alexandra Road, Sunderland, Tyne & Wear, SR2 9AJ

Description

Investment - Freehold Ground Rent. Secured upon seven self-contained flats. Each flat is subject to a long lease. The lessees have NOT elected to take up their rights of pre-emption. Sunderland Station (Grand Central Services) is approximately 1.4 miles to the north. Backhouse Park is closely situated behind the property. Bridges Shopping Centre is located to the north.

Location

Situated on the eastern side of Queen Alexandra Road, close to its junction with Willow Bank Road. Bridges Shopping Centre is located to the north. Sunderland rail station (Grand Central Services) is approximately 1.4 miles to the north. The A690 is easily accessed to the west, providing links to the A1. Backhouse Park is closely situated behind the property.

Tenure / Property Information

Investment Analysis

The lot is a freehold ground-rent investment secured on seven self-contained flats, rather than the flats themselves. No passing ground rent, rent review provisions, lease lengths, reversionary terms or leaseholder obligations are supplied, so the investment cannot be valued from the evidence. The three sold comparables relate to The Coach House at 108 Queen Alexandra Road, a detached freehold property, and are not sufficiently comparable to this ground-rent interest.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence. Proceed only after reviewing the legal pack and confirming the actual ground rents, lease terms, review mechanisms, arrears position, landlord liabilities and all additional charges.

Works Required

No refurbishment works are evidenced. The required investigation is legal and financial due diligence on the seven leases, including ground rents, review clauses, remaining terms, rent collection position and landlord obligations.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR is not supportable from the evidence. There is no refurbishment scope, supported GDV, income figure or refinance valuation, and the asset is a ground-rent investment rather than a clearly refinanceable residential unit.

Buy-to-Let Analysis

A conventional buy-to-let assessment is not possible because the property is a freehold ground-rent interest and no passing or estimated ground-rent income is supplied. No gross yield or rental return can therefore be established.

Flip Analysis

A flip analysis cannot be completed. The supplied sold comparables concern a different detached freehold property, while no supported GDV or selling-cost allowance is available for the ground-rent interest.

Investor Risks & Due Diligence

• No ground-rent income or passing rent is supplied, preventing yield analysis.

• Lease lengths, ground-rent review clauses and other lease covenants are not provided.

• Landlord obligations, arrears and enforceability are unknown.

• The supplied comparables are detached freehold sales and are not comparable evidence for this ground-rent investment.

• Buyer, administration and other seller or third-party charges are not quantified.

• The lessees' pre-emption rights have not been exercised, but the legal implications and documentation should still be verified.

Recommendation

Do not bid on the current evidence. Proceed only after reviewing the legal pack and confirming the actual ground rents, lease terms, review mechanisms, arrears position, landlord liabilities and all additional charges.

Strategy Rating

Analysis Confidence

The core valuation and income inputs are absent, including ground rents, lease terms, GDV evidence, costs and buyer/admin charges. The supplied comparables are materially different property interests.