14/14A The Square, Kenilworth

Description

The property comprises a ground floor retail unit together with a self-contained residential flat arranged over the first and second floors, sold off on a long lease. The shop tenant is holding over, providing asset management opportunities.

Accommodation

14 The Square: 34.4 sq m (370 sq ft). 14A The Square: 47 sq m (506 sq ft). Total: 81.4 sq m (876 sq ft). Areas are approximate.

Location

Prominent town centre position on The Square in the heart of Kenilworth, close to the junction with Abbey End and within the town's principal commercial area. The surrounding area comprises a mix of retail, leisure and commercial uses together with established residential accommodation. Kenilworth railway station provides regular services towards Coventry and Leamington Spa. The town is also served by bus routes to Coventry, Leamington Spa and Warwick, among other surrounding centres.

Tenure / Property Information

Investment Analysis

The £90,000 guide is not a formal valuation or confirmed sale price. The supplied sold comparables are broad town-centre transactions, described only as “Other” or flat/maisonette, with materially different prices and no sufficiently specific evidence on size, income, condition or lease terms. The property comprises an occupied ground-floor shop and residential accommodation sold off on a 999-year lease subject to £50 per annum ground rent. The shop tenant is holding over, creating potential asset-management considerations, but no passing rent is supplied. A reliable market value, GDV or investment yield cannot therefore be established from the evidence provided.

Investment Snapshot

Strategy Recommendation

Proceed only with detailed legal, lease, occupational and valuation due diligence. Do not rely on the £90,000 guide as value or bid without establishing the shop rent, lease position, liabilities, fees and an evidence-based investment valuation.

Works Required

No physical refurbishment works are evidenced. Before bidding, review the shop tenancy and holding-over position, the long residential lease, ground-rent provisions, title, rights, repair obligations and all auction special conditions. Any works should be determined only after inspection and legal review.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR analysis is not supportable from the evidence. No refurbishment budget, reliable income, market value, finance terms or refinance valuation is supplied. The residential accommodation is long-leased and the shop is occupied by a holding-over tenant, limiting the evidence for a value-add or refinance case.

Buy-to-Let Analysis

A conventional BTL yield cannot be established because no residential rent is supplied and the residential accommodation is already sold off on a 999-year lease. The £50 per annum ground rent is evidenced, but no shop passing rent is provided. The commercial occupational position is also uncertain because the tenant is holding over. Buyer fees, seller charges and VAT are unspecified, so total acquisition cost cannot be calculated.

Flip Analysis

A flip case cannot be underwritten because no refurbishment scope, resale value, comparable evidence sufficiently specific to this property or selling-cost allowance is supplied. The existing long residential lease and occupied shop would need to be reflected in any resale valuation.

Investor Risks & Due Diligence

• The shop tenant is holding over, so the occupational and income position requires legal and commercial review.

• No passing rent or reliable rental evidence is supplied, preventing yield analysis.

• The residential accommodation is sold off on a 999-year lease, limiting control and requiring review of lease covenants and rights.

• The guide price is not a formal valuation or confirmed purchase price.

• Buyer fees, seller charges and possible VAT are unspecified and may increase acquisition cost.

• The supplied comparables are not sufficiently specific to establish market value for this property.

• Areas are approximate and no condition, EPC, heating or parking information is supplied.

Recommendation

Proceed only with detailed legal, lease, occupational and valuation due diligence. Do not rely on the £90,000 guide as value or bid without establishing the shop rent, lease position, liabilities, fees and an evidence-based investment valuation.

Strategy Rating

Analysis Confidence

The property description and tenure structure are clear, but there is no passing shop rent, rental evidence, EPC, condition assessment, buyer-fee amount, seller-charge detail or sufficiently specific valuation comparable.