14A. High Street, Rotherham, South Yorkshire, S63 9LR

Description

Auction House South Yorkshire presents this mixed use building in the heart of Goldthorpe, Rotherham. The ground floor comprises a commercial unit with two rooms, a modern kitchen and WC. Above is a one-bedroom flat with a separate rear entrance. The property is offered for commercial and residential use.

Accommodation

Ground floor commercial unit with two well-proportioned rooms, modern kitchen and WC; one-bedroom flat above with separate entrance at the rear.

Location

Located on High Street in the heart of Goldthorpe, Rotherham, with excellent visibility and foot traffic.

Tenure / Property Information

Investment Analysis

The sold evidence ranges from £41,000 to £100,000, with the most recent comparable at 24 High Street selling for £67,000 on 13 February 2026. A base GDV of £75,000 is used, supported by the local evidence but subject to adjustment for the property's mixed-use layout and the conflicting leasehold/freehold description. The £800 pcm evidence is an advertised asking rent for a one-bedroom residential property and does not evidence rent for the commercial unit.

Investment Snapshot

Strategy Recommendation

Proceed only after legal and physical due diligence confirms tenure, commercial/residential use, access, services and mortgageability. The flat's asking-rent evidence supports an income-led appraisal, but the unsupported commercial income and mixed-use risks make a conservative purchase price essential.

Works Required

No specific defects or refurbishment requirements are evidenced. Allow for inspection and verification of the commercial unit, flat, services, EPC position and any compliance requirements before bidding; no works allowance has been included in the calculations.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At a £60,000 guide midpoint plus the stated £3,600 admin charge, the calculated cost is £63,600 before any unquantified auction or finance costs. A 75% refinance at the £75,000 base GDV would provide £56,250, leaving approximately £7,350 before finance, tax and other costs. The result depends on valuation, mortgageability and the property's conflicting tenure information.

Buy-to-Let Analysis

Using the £60,000 midpoint of the guide and the £800 pcm advertised asking rent for the flat alone, the indicative gross yield is 16.0% before costs. No commercial rent or passing rent is supplied, so the total mixed-use investment yield cannot be established. The £800 figure is an asking rent rather than achieved rent.

Flip Analysis

Using a £75,000 base GDV against a calculated £63,600 purchase and known admin cost gives £11,400 before selling costs, finance, tax and refurbishment. A reliable flip surplus cannot be established because no selling allowance or refurbishment budget is supplied.

Investor Risks & Due Diligence

• Conflicting tenure information: the listing states both leasehold and freehold.

• No commercial rent or passing rent is supplied, so the full mixed-use income cannot be assessed.

• The £800 pcm figure is an advertised residential asking rent, not achieved rent.

• No condition or refurbishment evidence is supplied; required works and compliance costs may be unknown.

• Additional auction, legal, search, seller-cost reimbursement and transfer fees are unquantified.

• Mixed-use mortgageability and refinance valuation are uncertain.

• The comparable evidence includes different property types and dates, limiting valuation precision.

Recommendation

Proceed only after legal and physical due diligence confirms tenure, commercial/residential use, access, services and mortgageability. The flat's asking-rent evidence supports an income-led appraisal, but the unsupported commercial income and mixed-use risks make a conservative purchase price essential.

Strategy Rating

Analysis Confidence

Recent local sold evidence and one residential asking rent are available, but there is no condition survey, no commercial rent, no passing tenancy information, no quantified works budget, incomplete fee data and conflicting leasehold/freehold information.