115 - 117, Pear Tree Road, DERBY, Derbyshire

Description

A freehold pair of mid-terraced mixed-use buildings comprising two ground floor commercial units together with one self-contained two-bedroom maisonette arranged over the first and second floors. The commercial accommodation fronts directly onto Pear Tree Road within a well-established local shopping parade serving the surrounding residential area. One commercial unit is currently let at £6,000 per annum, with the lease due to expire in December 2026. The remaining accommodation offers asset management and rental growth potential. The property benefits from a prominent roadside position within a busy mixed commercial and residential location and is considered suitable for investors seeking a mixed-use income-producing asset.

Accommodation

Two ground floor commercial units and one self-contained two-bedroom maisonette arranged over the first and second floors.

Location

The property is situated on Pear Tree Road (A514). Public transport links include Peartree Railway Station together with a network of local bus services serving the surrounding vicinity. Road links include the A514 and A38, providing access to the wider regional motorway network. Shopping amenities can be found locally within Pear Tree Road and Normanton Road, with an extensive range of shops, bars and restaurants in Derby City Centre. Recreational pursuits can be found locally at Arboretum Park and Normanton Park.

Tenure / Property Information

Investment Analysis

The £140,000 guide is the only pricing evidence supplied. No completed sales, GDV evidence or sufficiently specific rental comparables are available. The asset has one evidenced commercial income stream of £6,000 per annum, while the rent and occupancy of the second commercial unit and two-bedroom maisonette are not supplied. Market value, GDV and an evidence-based maximum bid cannot therefore be established.

Investment Snapshot

Strategy Recommendation

Treat as a potential mixed-use income and asset-management acquisition only, subject to full inspection, confirmation of the second commercial unit and maisonette income/occupancy, lease review and satisfactory legal due diligence. Do not bid above a separately underwritten figure based on verified income and costs.

Works Required

No physical defects or refurbishment requirements are evidenced. Before bidding, inspect both commercial units and the maisonette and verify condition, services, EPC position and any required compliance works. The evidenced opportunity is asset management and rental growth rather than a defined works programme.

Rental & Market Context

Potential BRRR Position

A BRRR assessment is not supportable from the evidence supplied. There is no GDV, refurbishment budget, complete rental schedule or refinance valuation. The £6,000 annual rent provides only partial income evidence and cannot support a refinance or cash-left-in calculation.

Buy-to-Let Analysis

The only evidenced income is £6,000 per annum from one commercial unit, equivalent to a partial gross return of 4.29% against the £140,000 guide before costs. A whole-property BTL or mixed-use yield cannot be established because no rent is supplied for the second commercial unit or maisonette. The existing lease is due to expire in December 2026, creating reletting and income-continuity risk.

Flip Analysis

A flip appraisal cannot be established because there are no completed sales, GDV evidence, condition-based works budget or supported selling allowance. Any resale surplus would be speculative.

Investor Risks & Due Diligence

• Only one commercial unit is evidenced as income-producing at £6,000 per annum.

• The existing commercial lease is due to expire in December 2026.

• Rent and occupancy details for the second commercial unit and two-bedroom maisonette are not supplied.

• No EPC, council tax, parking or heating information is provided.

• Seller completion fees may apply but are not quantified.

• No completed sales or sufficiently specific rental comparables are available.

• Property condition and any refurbishment or compliance requirements are unknown.

Recommendation

Treat as a potential mixed-use income and asset-management acquisition only, subject to full inspection, confirmation of the second commercial unit and maisonette income/occupancy, lease review and satisfactory legal due diligence. Do not bid above a separately underwritten figure based on verified income and costs.

Strategy Rating

Analysis Confidence

The guide price and one passing commercial rent are supplied, but there are no comparables, whole-property rents, condition details, GDV evidence, refurbishment costs or complete fee schedule.