121 Percival Lane, Runcorn, WA7 4UY

Description

An excellent opportunity to acquire a high-yielding, fully tenanted commercial investment arranged as three separate self-contained units. The units are independently occupied and produce a combined rental income of £2,225 per calendar month / £26,700 per annum. The property offers multiple income streams under one freehold, with established tenants already in occupation. It is to be sold by online auction on 21–22 October 2026, unless sold prior under auction terms.

Accommodation

Three self-contained commercial units: Unit 1 £475 pcm; Unit 2 £1,150 pcm; Unit 3 £600 pcm. Total rental income: £2,225 pcm / £26,700 per annum.

Location

Situated in Runcorn, well positioned for access to local amenities, employment areas and transport links. Runcorn benefits from connectivity via the M56 and M62 motorway networks, alongside rail links towards Liverpool, Manchester and surrounding areas.

Tenure / Property Information

Investment Analysis

The £225,000 guide equates to an 11.87% gross yield on the stated £26,700 annual rent. Sold evidence includes £215,000 for The Docks, Percival Lane in 2023 and historic sales of £325,000 and £385,000 for nearby mixed/other properties in 2022, but these are not sufficiently comparable or current enough to establish a reliable GDV. The 2025–2026 £106,000–£110,000 sales are terraced residential properties and are not directly comparable. No supported commercial valuation, capitalisation yield, condition evidence or buyer fees are provided.

Investment Snapshot

Strategy Recommendation

Consider as an income-led commercial hold only after reviewing all three leases, tenant covenant strength, rent-payment history, title, compliance and building condition. Do not rely on the guide yield alone or bid without a commercial valuation and full cost review.

Works Required

No refurbishment works are evidenced. The three self-contained units, existing leases, tenant status, repair obligations and compliance documentation should be verified before bidding; no works allowance can be supported from the supplied evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed reliably because no supported GDV, refurbishment budget, buyer costs, commercial lending terms or refinance valuation evidence is provided. The existing income may support refinancing subject to lender assessment, lease quality, tenant strength and property valuation, but the cash left in cannot be calculated.

Buy-to-Let Analysis

The property is fully tenanted across three self-contained commercial units, with stated combined rent of £2,225 pcm (£26,700 annually). At the £225,000 guide, the gross yield is approximately 11.87% before finance, insurance, repairs, voids, management, legal costs and taxation. The rent is stated as current rental income rather than an auctioneer estimate, but lease terms, tenant covenants, arrears, repairing obligations and service-charge arrangements are not supplied.

Flip Analysis

A flip appraisal is not supported. No condition or refurbishment scope, reliable current commercial GDV or selling-cost allowance is provided. The historic same-address and nearby evidence is too limited and heterogeneous to calculate a defensible resale surplus.

Investor Risks & Due Diligence

• All three units are commercial and may carry greater void, reletting and tenant-covenant risk than residential property.

• Lease terms, expiry dates, break clauses, rent-review provisions, deposits, arrears and repairing obligations are not supplied.

• No EPC, condition, compliance, insurance, service-charge or statutory information is provided.

• The supplied comparable sales are either historic, different property types or insufficiently detailed for a reliable valuation.

• Buyer premium, administration charges and other acquisition costs are not provided, so total cost and net yield cannot be calculated.

• The stated rent is gross rent and does not account for operating costs, voids, management, repairs, finance or tax.

Recommendation

Consider as an income-led commercial hold only after reviewing all three leases, tenant covenant strength, rent-payment history, title, compliance and building condition. Do not rely on the guide yield alone or bid without a commercial valuation and full cost review.

Strategy Rating

Analysis Confidence

The current rent, occupancy, unit split, tenure and guide price are supplied, but there is no reliable current commercial GDV, condition report, refurbishment cost, buyer-fee schedule, lease detail or commercial lending evidence.