18 Wellington Road, Portslade, Brighton & Hove

Description

Roadside prominent unit on A259; elevated views of harbour and sea to South; loading door via sunken kerb for access; available by way of Long Leasehold Interest (999 years). A really interesting opportunity to purchase a commercial store in a popular location overlooking the harbour and sea. The building is afforded such a unique and elevated position as it is formed in the arches of the builders' merchants below. The premises comprise of a brick built open plan storeroom with pitched and tiled roof, but may offer potential for other uses, subject to planning.

Accommodation

Approximate NIA: Ground Floor 1,608ft² (149.4m²). Brick built open plan storeroom with pitched and tiled roof.

Location

Located approximately 3 miles west of Brighton city centre, fronting the A259 (Wellington Road) at its junction with Station/Boundary Road, which forms the boundary between Hove and Portslade. Elevated views of the harbour and sea to the south.

Tenure / Property Information

Investment Analysis

The strongest evidence is the completed sale of the same property, 18 Wellington Road, for £150,000 on 29 October 2025. This supports a base GDV/market value estimate of £150,000 against the £125,000+ guide. However, the property is elected for VAT and the buyer contract fee is £1,500 including VAT, so the true acquisition cost and margin cannot be calculated without the applicable VAT and other costs. The remaining comparables are different properties or property types and are not reliable direct valuation evidence.

Investment Snapshot

Strategy Recommendation

Only consider a conditional commercial purchase after confirming VAT treatment, lease terms, planning potential, access and all acquisition costs. Do not underwrite on rental income or a flip margin using the guide alone.

Works Required

No specific defects or refurbishment requirements are evidenced. Allow for inspection, legal review of the 999-year lease, confirmation of loading access and investigation of any alternative uses subject to planning. The premises are described as an open-plan brick-built storeroom with a pitched tiled roof and EPC B.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A refinance at 75% of the supported £150,000 base GDV would indicate £112,500 gross refinancing capacity. Total project cost cannot be calculated because VAT, legal, search, SDLT and any works costs are not supplied. BRRR viability is therefore unproven.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is provided. The vacant commercial use, business rates information and potential planning restrictions would require separate due diligence.

Flip Analysis

The supported same-property sale suggests a £150,000 GDV versus the £125,000 guide, but the apparent £25,000 difference is before purchase VAT, the £1,500 buyer contract fee, legal and other costs, finance and selling costs. A reliable flip surplus cannot be calculated.

Investor Risks & Due Diligence

• VAT is payable on the purchase price, but the applicable calculation is not supplied.

• The £1,500 buyer contract fee and additional legal, search, SDLT and other costs reduce the apparent guide-to-GDV spread.

• No reliable rental evidence or passing rent is provided.

• Any alternative use is subject to planning and is not evidenced as achievable.

• The property is a vacant commercial storeroom, so income and reletting assumptions remain unverified.

• The 999-year long leasehold interest and associated lease obligations require legal review.

Recommendation

Only consider a conditional commercial purchase after confirming VAT treatment, lease terms, planning potential, access and all acquisition costs. Do not underwrite on rental income or a flip margin using the guide alone.

Strategy Rating

Analysis Confidence

There is strong direct valuation evidence from a completed sale of the same property, but no rent, works budget, full acquisition-cost schedule or planning evidence is supplied.