179/179A & 181 High Street, Bloxwich

Description

The property comprises a mixed-use freehold building arranged to provide two ground floor retail units together with residential accommodation above. 179 High Street is occupied by Allmarks Bakery Ltd, whilst 181 High Street is occupied by Walsave Credit Union Limited. 179A comprises a vacant residential flat, providing an opportunity for refurbishment and subsequent occupation or letting.

Accommodation

179 High Street – Ground Floor – 63.83 sq m (687 sq ft); 179A High Street – First Floor Flat – 50.00 sq m (538 sq ft); 181 High Street – Ground & First Floor – 108.77 sq m (1,171 sq ft); Total – 222.60 sq m (2,396 sq ft).

Location

The property occupies a position on High Street in Bloxwich, within the established town centre area. Bloxwich railway station provides direct services to Walsall and Birmingham New Street, together with other destinations on the Chase Line. Local bus services operate from High Street, including connections towards Walsall Bus Station.

Tenure / Property Information

Investment Analysis

The £225,000 guide is broadly within the range of the supplied nearby completed sales (£87,500–£280,000), including £205,000 at 183 High Street in 2022 and £240,000 at 169 High Street in 2020. However, the comparables vary in property type, date and likely accommodation, so they do not establish a formal GDV. The occupied commercial units and vacant 179A flat provide a mixed-use income and refurbishment profile, but current passing rents, lease terms, flat condition and buyer charges are not supplied.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the tenancy schedule, commercial rents, lease liabilities, vacant-flat condition and all auction charges. Subject to satisfactory diligence, this is better assessed as a mixed-use hold with flat refurbishment potential rather than an underwritten flip.

Works Required

Inspect and refurbish the vacant 179A residential flat before occupation or letting. The evidence does not specify defects, required works, services, compliance issues or a refurbishment scope, so no reliable cost allowance can be calculated. Review the condition and lease documentation for both occupied commercial units.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR strategy may be possible because the property includes a vacant residential flat and two occupied commercial units, but the key inputs are incomplete. The 75% refinance illustration on the base GDV is £168,750. Total project cost, cash required and equity released cannot be calculated without refurbishment costs, rents, lease details, finance costs and buyer charges.

Buy-to-Let Analysis

BTL performance cannot be established because no passing rent or sufficiently specific rental comparable is supplied. The residential flat is vacant, while the other accommodation is occupied commercially rather than under residential BTL. Obtain the tenancy schedule, rents, lease terms, repair liabilities and service-charge information before relying on income yield.

Flip Analysis

A notional base GDV of £225,000 is used, informed by the guide and the supplied nearby completed sales. A flip surplus cannot be calculated because refurbishment costs, acquisition charges, selling costs and the condition of the vacant flat are unknown. The dated and mixed comparables should not be treated as a formal resale valuation.

Investor Risks & Due Diligence

• No passing rents or sufficiently specific rental comparables are supplied, preventing reliable yield analysis.

• 179A is vacant and its condition, compliance requirements and refurbishment cost are unknown.

• The commercial tenancy schedule and lease obligations have not been provided in the evidence.

• Buyer fees, VAT applicability and other seller or third-party charges are unknown.

• The supplied sales vary by date and property type and do not establish a formal valuation.

• The occupied commercial income and any tenant covenant or lease risks cannot be assessed from the supplied evidence.

Recommendation

Proceed only after reviewing the tenancy schedule, commercial rents, lease liabilities, vacant-flat condition and all auction charges. Subject to satisfactory diligence, this is better assessed as a mixed-use hold with flat refurbishment potential rather than an underwritten flip.

Strategy Rating

Analysis Confidence

The guide, tenure, accommodation, occupancy and several nearby completed sales are supplied, but there is no rent evidence, no detailed lease information, no condition survey, no refurbishment scope or cost, and no buyer or selling cost detail.