122 Dalton Road, Barrow-in-Furness, Cumbria LA14 1JH

Description

Vacant freehold three-storey town-centre commercial property with retail, office/storage and kitchen accommodation. EPC E.

Location

122 Dalton Road, Barrow-in-Furness, Cumbria LA14 1JH. The full postcode LA14 1JH is used for mapping. Local investment evidence is drawn from the Barrow market rather than a generic Cumbria average.

Investment Analysis

Investment Snapshot

Works Required

• Professional surveys and design / planning work

• Site, structural or fit-out works specific to the intended use

• Services, compliance and access works

• Contingency for legal/planning/site-condition risks

HB working allowance: £15,000–£35,000. This is an appraisal allowance based on the auctioneer's condition description and property type, not a contractor quotation.

Rental & Market Context

HB's working market-rent range is £900–£1,500 pcm (£10,800–£18,000 p.a.). This reflects current/recent rental evidence for the Barrow market and is adjusted for the subject property's size, condition and strategy. At the guide, the gross yield range is approximately 30.9%–51.4%; on the full purchase-and-works range it is approximately 12.7%–36.0%. Actual rent should be checked against a current local letting appraisal before exchange.

Sold within 5m radius

• 5 Ruskin Terrace, Barrow-in-Furness – 3-bed terrace – sold 19 May 2026 – £125,000

These are local-market comparables rather than guaranteed like-for-like matches. Allowing for condition, size and micro-location, HB uses an indicative end-value range of £100,000–£150,000 for this lot where a GDV is applicable.

GDV Assessment

HB indicative GDV/end value is £100,000–£150,000. This range is informed by the auctioneer's property facts, the current condition and the verified Barrow sold-market evidence above. It is an investment appraisal, not a RICS valuation; the lower end should be used for bid sensitivity.

Strategy Recommendation

Preferred strategy: Commercial Re-Let. The working acquisition range is £35,000–£50,000. The main reason is the relationship between the guide, required works and the achievable exit/income evidence. Risk is rated medium because of the property-specific condition, tenure, planning or market factors noted above.

Potential BRRR Position

Standard residential BRRR is not the primary strategy. Commercial refinance should be based on sustainable ERV/passing rent, tenant covenant, use class and lender valuation.

Flip Analysis

Working scenario: purchase £42,500, works £25,000, plus approximately £5,900 as an illustrative allowance for acquisition, finance/holding and selling costs. Total working cost is therefore about £73,400 against a mid-point GDV of £125,000, producing an indicative pre-tax margin of about £51,600 (41.3% of GDV). This is viable on the current assumptions and is highly sensitive to sale price and refurbishment overspend.

Investor Risks & Due Diligence

• Read the full legal pack, title and special conditions before bidding

• Confirm auction administration/buyer's fees and completion period

• Verify the scope and cost of works with a survey and contractor pricing

• Check planning/building-regulation status, access and services where relevant

• Confirm finance and insurance acceptability for the specific property type

• Re-check current rental and sold evidence immediately before setting a maximum bid

Maximum Bid Analysis

HB bidding sensitivity: guide £35,000+. The deal is strongest around £35,000–£45,000; above approximately £45,000 the margin/capital-recycling position begins to weaken on the conservative £100,000 GDV assumption. This is an investment-based bid indicator, not a valuation or bidding instruction.

Recommendation

Overall HB view: Commercial Re-Let. At the working purchase range of £35,000–£50,000, the opportunity can be attractive if the property-specific risks are resolved and the works remain within £15,000–£35,000. Confidence is medium; the principal sensitivity is end value and refurbishment cost.

Strategy Rating

Buy-to-Let: ★★★★☆ | BRRR: ★★★★☆ | Flip: ★★★☆☆

Research Sources

https://www.auctionhouse.co.uk/cumbria/auction/lot/151979 | https://www.rightmove.co.uk/house-prices/barrow-in-furness.html