15 Baneswell Road, Baneswell, Newport, NP20 4BP

Description

An opportunity to acquire a mixed-use property in the Baneswell area of Newport. The ground floor is presented in good condition and ready for occupation, while the upper floors have recently received planning permission for conversion into an apartment (Planning Reference: 26/0487, Newport City Council). Baneswell Road benefits from a variety of commercial occupiers and convenient access to Newport city centre and Newport railway station. The property offers potential for an owner-occupier or investor seeking a mixed-use opportunity.

Accommodation

Ground Floor: Shared front door with private access to the ground and first floor, open plan room with accessible toilet. First Floor: Open plan room with a W.C. Loft Room: Loft space accessed by staircase.

Location

Baneswell Road benefits from a variety of commercial occupiers and convenient access to Newport city centre and Newport railway station.

Tenure / Property Information

Investment Analysis

The £99,000 guide is below the supplied 2024 sale of No. 12 Baneswell Road at £192,000, but that is a different property and provides no reliable valuation of this mixed-use asset. The subject property sold for £44,500 in 2017, but that historic transaction is not directly indicative of current value. The absence of detailed planning, build-cost, commercial-use and rental evidence means a GDV cannot be established reliably.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the full planning permission, obtaining a detailed conversion quotation and confirming commercial and residential marketability. Do not rely on the guide alone as evidence of a viable investment or development margin.

Works Required

Verify and implement the permitted first-floor apartment conversion under planning reference 26/0487, subject to the approved plans and any building-control requirements. Confirm the existing ground-floor commercial accommodation is suitable for occupation. No detailed works schedule or cost evidence has been supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment is not supportable without a confirmed post-conversion GDV, refurbishment/conversion budget, rent, finance costs and evidence that the permitted apartment can be lawfully completed and occupied. At the £99,000 guide, the known purchase price plus the stated minimum admin charge is £101,100 before buyer premium, works and other costs.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate has been provided. The property is mixed use and the first-floor apartment conversion may not yet be complete, so residential and commercial income assumptions require verification.

Flip Analysis

A flip appraisal cannot be quantified because no GDV, conversion cost, selling allowance or detailed planning/build specification is supplied. The £192,000 sale at No. 12 is insufficiently comparable to support a resale valuation.

Investor Risks & Due Diligence

• The scope and cost of converting the upper floors into an apartment are unknown.

• Planning permission reference 26/0487 is stated, but the approved plans and conditions have not been supplied.

• No sufficiently specific rental evidence or passing rent is available.

• Buyer premium and other auction, legal and disbursement costs are unknown.

• The ground floor commercial use and upper-floor residential use require separate marketability and compliance verification.

• The shared front door and private access arrangement should be checked legally and operationally.

Recommendation

Proceed only after reviewing the full planning permission, obtaining a detailed conversion quotation and confirming commercial and residential marketability. Do not rely on the guide alone as evidence of a viable investment or development margin.

Strategy Rating

Analysis Confidence

The property description, guide price, tenure, planning reference and limited sold evidence are available, but there is no reliable GDV, rent, works budget, occupancy information, detailed planning documentation or complete fee schedule.