15 Bridgewater Road, Worsley, Manchester

Description

A double fronted end of terrace commercial property extending to approximately 148 Sq.M (1,593 Sq.Ft) (source expired EPC) of internal accommodation and offered with vacant possession. The property has been let to a restaurant tenant in recent years and offers a wide range of potential future uses from a new restaurant operator to mixed use conversion, subject to necessary consents. Internally the property currently comprises a kitchen and seating area on the ground floor with a bar and further dining area on the first floor.

Accommodation

Ground Floor: Kitchen, Seating area, W.C. First Floor: Bar area, Seating area, Office

Location

The property is prominently located fronting onto the corner of Bridgewater Road with return frontage onto Walter Street on the border of Walkden and Worsley. The immediate surrounding area is mainly residential with a number of amenities and facilities available nearby including Walkden railway station.

Tenure / Property Information

Investment Analysis

The property is a vacant 1,593 sq ft commercial premises with restaurant-style accommodation over two floors. Supplied sold evidence on Bridgewater Road ranges from £139,000 to £1,460,000, but the entries are classified only as “Other”, include different tenures and dates, and no floor areas or uses are provided. They therefore do not support a reliable property-specific market value or GDV. The £215,000+ guide can be considered only as the auction pricing reference, not a valuation.

Investment Snapshot

Strategy Recommendation

Do not proceed on investment figures alone. Treat as a potential vacant commercial owner-operator or redevelopment opportunity only after inspection, title and special-condition review, confirmation of permitted use/consents, and independent rental and valuation evidence.

Works Required

No condition defects or refurbishment scope are supplied. Any works requirement should be established by inspection. The existing restaurant kitchen, seating, bar, office and WC layout may require adaptation for a new operator or proposed mixed-use conversion, with necessary consents required for any change of use.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be underwritten from the evidence. There is no supported GDV, rent, refurbishment budget, tenure information or refinance valuation. Refinance potential would also depend on the eventual use, condition, consents and lender treatment of the commercial property.

Buy-to-Let Analysis

A BTL assessment cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The property is commercial and vacant, so residential BTL metrics are not applicable on the available evidence. Commercial letting demand, achievable rent, operating costs and any required tenant works remain unquantified.

Flip Analysis

A flip appraisal cannot be calculated because no supported GDV, refurbishment allowance, transaction-cost schedule or selling allowance is provided. The supplied comparables are insufficiently specific to establish resale value. Any conversion-led strategy is subject to necessary consents.

Investor Risks & Due Diligence

• Vacant possession means there is no passing rent or established tenant income.

• No sufficiently specific rental evidence or auctioneer rent estimate is available.

• The EPC is expired.

• Mixed-use conversion is only described as a possibility and is subject to necessary consents.

• The supplied sold comparables are classified as “Other”, with differing tenures, dates and no comparable floor-area or use detail.

• Additional fees may be listed in the Special Conditions of Sale, which have not been supplied.

• The buyer fee is 1.8% including VAT, subject to a £2,400 minimum, and other acquisition costs are not fully specified.

Recommendation

Do not proceed on investment figures alone. Treat as a potential vacant commercial owner-operator or redevelopment opportunity only after inspection, title and special-condition review, confirmation of permitted use/consents, and independent rental and valuation evidence.

Strategy Rating

Analysis Confidence

The evidence confirms size, layout, vacancy, location and guide price, but provides no tenure, condition, rent, refurbishment cost, current EPC, use consent detail, reliable comparable valuation or complete additional-fee information.