162-164 High Street, Maldon, Essex, CM9 5BX

Description

A freehold Grade II* listed property located in the heart of Maldon town centre close to the popular Hythe Quay, comprising of a restaurant on the ground floor and residential accommodation on the upper floors. The building is being sold with vacant possession and therefore could suit both owner occupation or buy to let investment.

Accommodation

The restaurant on the ground floor totals approx. 680 sq ft, including a commercial kitchen and ladies' and gentlemen's WC. The split-level duplex apartment offers around 800 sq ft of accommodation, including entrance hall, kitchen, lounge, 2 bedrooms, bathroom/WC and loft room. Externally there is fenced/gated rear yard/garden space with vehicular access, providing concreted parking for 2 cars, space for refuse and access to the residential parts above.

Location

Located in the heart of Maldon town centre, close to the popular Hythe Quay.

Tenure / Property Information

Investment Analysis

The supplied comparables range from £46,000 to £323,000 but are different property types and include inconsistent transactions at 144 High Street. They do not provide a sufficiently reliable valuation for this Grade II* mixed-use property. The £260,000 guide is an auction guide, not a formal market value.

Investment Snapshot

Strategy Recommendation

Consider only after verifying the £37,000 rent estimate, commercial/residential letting demand, listed-building constraints and all fees. No evidence-based maximum bid can be set.

Works Required

No specific defects or refurbishment requirements are evidenced. Allow for specialist listed-building due diligence and only undertake works supported by appropriate consent.

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 no reliable GDV, refurbishment budget, buyer-fee amount or finance terms are supplied. The listed status and mixed commercial/residential use require careful valuation and lender due diligence.

Buy-to-Let Analysis

The auctioneer estimates £37,000 per annum if fully let, equating to a headline 14.23% yield against the £260,000 guide. This is an estimate rather than passing rent and excludes fees, operating costs, voids and any works. A fully supported net yield cannot be established.

Flip Analysis

A flip surplus cannot be calculated because the evidence does not establish a reliable GDV, works budget, selling costs or buyer fees. The supplied sales are insufficiently comparable.

Investor Risks & Due Diligence

• Grade II* listed status may restrict alterations and increase professional or consent requirements.

• The £37,000 annual rent is an auctioneer estimate, not passing rent.

• Mixed-use letting and restaurant occupancy may involve commercial letting, operational and void risk.

• Buyer fees are payable but no amounts are supplied.

• Vacant possession means income is not currently secured.

• Comparable sales are inconsistent and insufficiently similar for a reliable valuation.

Recommendation

Consider only after verifying the £37,000 rent estimate, commercial/residential letting demand, listed-building constraints and all fees. No evidence-based maximum bid can be set.

Strategy Rating

Analysis Confidence

Property description and one rental estimate are available, but comparable sales are inconsistent and there is no condition report, refurbishment budget, formal valuation or fee schedule.