12 Globe Yard, St Austell

Description

A Two Storey Fire Damaged Industrial Unit requiring complete modernisation and repair with accommodation arranged on Two Floors understood to previously comprise. Note: The auctioneers have not internally inspected the property to verify the accommodation details and purchasers must rely on their own enquires.

Accommodation

First Floor: One Room. Ground Floor: One Room.

Location

Situated off Truro Road, close to local shopping facilities and the amenities available in St. Austell Town Centre including St. Austell Train Station.

Tenure / Property Information

Investment Analysis

The only supplied comparable is 6A Globe Yard, St Austell, which sold for £81,250 on 29 May 2026. It is a same-yard freehold property, but its size, condition and accommodation are not provided and it is categorised only as “Other”. The subject is fire damaged, requires complete modernisation and repair, and has not been internally inspected by the auctioneer. Therefore £81,250 is an indicative comparable-based GDV only, not a formal valuation; no evidence supports reliable low or high scenarios.

Investment Snapshot

Strategy Recommendation

Do not bid on the guide alone. Treat this as a high-uncertainty commercial refurbishment opportunity and proceed only after internal access, structural/fire-damage assessment, measured accommodation, planning/compliance review and robust contractor pricing.

Works Required

Fire-damage repair and complete modernisation are required according to the description. The exact scope, structural condition, services, internal layout and compliance requirements require inspection and professional surveys before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A 75% refinance of the indicative £81,250 comparable-based GDV would be £60,937.50. However, refurbishment cost, total project cost, commercial rental income, finance costs and the unit’s post-works value are unverified, so cash left in and BRRR viability cannot be calculated.

Buy-to-Let Analysis

BTL yield cannot be established. The supplied rental evidence concerns advertised one-bedroom residential rents in unrelated locations and does not evidence rent for this industrial unit. No auctioneer rent estimate is supplied.

Flip Analysis

A same-yard sale provides an indicative £81,250 GDV, but the fire-damaged condition and complete modernisation requirement have no supplied cost estimate. A reliable flip surplus or maximum bid cannot therefore be calculated. The £1,500 buyer premium at the £10,000 guide level and any seller fees would also need to be included in a full appraisal.

Investor Risks & Due Diligence

• Fire damage and complete modernisation requirement with no supplied repair-cost estimate.

• Auctioneer has not internally inspected or verified the accommodation details.

• No reliable industrial rental evidence or auctioneer rent estimate is supplied.

• The only comparable lacks supplied size, condition and accommodation details.

• Additional seller fees may be payable under the special conditions of sale.

• EPC status is TBC.

Recommendation

Do not bid on the guide alone. Treat this as a high-uncertainty commercial refurbishment opportunity and proceed only after internal access, structural/fire-damage assessment, measured accommodation, planning/compliance review and robust contractor pricing.

Strategy Rating

Analysis Confidence

There is one same-yard completed sale, but the subject has not been internally inspected, refurbishment costs and commercial rent are unsupported, and seller fees may apply.