159-161 Ashbourne Road, Derby, Derbyshire, DE22 3AJ

Description

An attractive and historic vacant freehold retail premises with upper floor and occupying a prominent main road location. The property comprises an attractive two storey end of terrace retail unit with first floor accommodation and an enclosed gated rear yard. The property has most recently been used as a pine furniture showroom. Part of the building, 161 Ashbourne Road, is Grade II listed and records show this was an early 19th century Road Toll House for the Derby to Ashbourne Turnpike Road; 159 Ashbourne Road is a later addition. The property is considered suitable for a variety of alternative uses including residential conversion subject to the appropriate planning permission.

Accommodation

Ground floor retail areas, workshop and kitchen. First floor with five rooms and a WC. Outside there is a small partly covered and gated yard area.

Location

The property occupies a prominent corner position fronting the southern side of Ashbourne Road with a return frontage to Windmill Hill Lane. Located in a vibrant mixed use neighbourhood within easy access of Derby City Centre; the immediate vicinity comprises residential, commercial and retail uses in addition to the University of Derby and Markeaton Park.

Tenure / Property Information

Investment Analysis

The £100,000+ guide is not independently supportable as market value from the supplied evidence. Nearby completed sales include 163 Ashbourne Road at £96,000 in January 2026 and 169 Ashbourne Road at £114,000 in October 2020, but these are described only as terraced properties and no floor areas, condition or use comparison is provided. The larger semi-detached sales are not directly comparable. No reliable GDV can therefore be established. The £2,700 administration charge is known; VAT on the purchase price and any further special-condition costs remain uncertain.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the legal pack, confirming VAT and all additional costs, obtaining measured and condition information, and establishing planning and listed-building feasibility. Do not underwrite residential conversion or resale profit from the current evidence.

Works Required

No refurbishment budget can be supported without a survey, floor areas and fuller condition information. Any works should be identified following inspection. A residential conversion would require appropriate planning permission, and works affecting the Grade II listed part would require the relevant listed-building consents.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed because refurbishment costs, post-works value and achievable rent are unsupported. The Grade II listing and potential need for planning and listed-building consents create additional feasibility uncertainty.

Buy-to-Let Analysis

BTL returns cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The property is vacant and currently described as retail premises; residential letting would also depend on planning and conversion feasibility.

Flip Analysis

A flip appraisal cannot be supported. No reliable GDV, floor area, condition-based works allowance or selling-cost allowance is supplied. The nearby sales are insufficiently detailed to value this mixed-use-area retail property.

Investor Risks & Due Diligence

• Part of the building is Grade II listed, potentially constraining alterations and conversion.

• Residential conversion is only described as potentially suitable and remains subject to appropriate planning permission.

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

• Building condition, floor areas, heating and EPC information are not supplied, preventing a refurbishment and income appraisal.

• VAT may be chargeable on the purchase price and further costs may appear in the legal pack.

• The property is vacant, so there is no passing rent or existing occupational income.

Recommendation

Proceed only after reviewing the legal pack, confirming VAT and all additional costs, obtaining measured and condition information, and establishing planning and listed-building feasibility. Do not underwrite residential conversion or resale profit from the current evidence.

Strategy Rating

Analysis Confidence

The evidence confirms tenure, vacancy, use, location and the listing constraint, but omits floor areas, condition, EPC, rent, planning position, refurbishment costs and reliable directly comparable commercial values.