151-153 Marsh Street North, Stoke-on-Trent, Staffordshire, ST1 5HR

Description

Comprises three retail warehouse units with one vacant unit. Benefitting from a car park to the front with 24 spaces. Total accommodation extending to approximately 1,493 sq m (16,071 sq ft). Site area of 0.17 ha (0.42 acres). Located 400m from Hanley town centre. VAT is applicable.

Accommodation

Three retail warehouse units; total accommodation approximately 1,493 sq m (16,071 sq ft), including a 6,541 sq ft vacant unit. Site area 0.17 ha (0.42 acres).

Location

Hanley is a town in the city of Stoke-on-Trent, located in Staffordshire in the West Midlands. The property is located just off the A5010 (Etruria Road), with access to the A500 dual carriageway and onward connections to Junctions 15 and 16 of the M6 motorway. Stoke-on-Trent Station is approximately 1 mile to the south. The property is situated on the west side of West Street North at its junction with Black Horse Road, in a prominent position on Marsh Street North close to Hanley's main retail pitch. Nearby occupiers include Kwik Fit and Leaders, together with a range of independent retailers.

Tenure / Property Information

Investment Analysis

The property comprises three freehold retail warehouse units totalling approximately 16,071 sq ft, with one 6,541 sq ft unit vacant and a 24-space car park. The £450,000–£500,000 guide equates to approximately £28.00–£31.11 per sq ft before VAT and other costs, but no reliable market value or income capitalisation can be established because passing rents, lease terms, tenant covenants and rental comparables are unavailable. The supplied £155,999 sale at 141 Marsh Street North is categorised only as “Other” and is not sufficient evidence for valuing this asset. VAT is applicable.

Investment Snapshot

Strategy Recommendation

Do not bid on yield or refinance assumptions without obtaining the occupational leases, passing rents, tenant details, VAT treatment, condition information and professional valuation. Consider only after full commercial due diligence.

Works Required

No specific physical works are evidenced. The vacant 6,541 sq ft unit would require letting or active marketing, subject to inspection, lease review and confirmation of condition; no refurbishment allowance can be supported from the supplied evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR is not supportable on the available evidence. There is no evidenced GDV, rent, refurbishment budget, lease information or refinance valuation basis. The partially occupied commercial profile and vacant unit create letting and valuation uncertainty.

Buy-to-Let Analysis

BTL analysis cannot be completed reliably. No passing rent, rent estimate, lease terms or sufficiently specific rental comparables are supplied. One of the three units is vacant, and VAT plus unspecified additional charges may materially increase acquisition cost.

Flip Analysis

A flip appraisal cannot be supported because no reliable GDV, refurbishment cost, selling allowance or commercial comparable evidence is supplied. The guide range is not a valuation, and VAT and other charges are unspecified.

Investor Risks & Due Diligence

• One of three retail units, measuring approximately 6,541 sq ft, is vacant.

• No passing rent, lease terms or tenant covenant information is supplied.

• VAT is applicable and buyer or seller-related additional charges are unspecified.

• No sufficiently specific rental comparable or reliable valuation evidence is supplied.

• Condition, EPC, heating and refurbishment requirements are not evidenced.

• Commercial letting and resale liquidity may be affected by the vacant unit and partially occupied configuration.

Recommendation

Do not bid on yield or refinance assumptions without obtaining the occupational leases, passing rents, tenant details, VAT treatment, condition information and professional valuation. Consider only after full commercial due diligence.

Strategy Rating

Analysis Confidence

Basic size, tenure, occupancy, guide range and VAT information are available, but rents, leases, condition, EPC, costs, valuation evidence and buyer charges are absent.