2 - 4 Broadleys, Clay Cross

Description

A freehold commercial unit located along Broadleys, Clay Cross, offered with vacant possession upon completion. The unit comprises a single story end of terrace building and was previously two separate commercial units. The unit benefits from laminate flooring and UPVC windows and sits opposite the Clay Cross town centre regeneration zone, giving a substantial footfall and demand for rental units. The unit extends 23ft x 11ft along with a separate storage area. Externally there is on street parking within the immediate vicinity along with a storage unit located behind the property.

Accommodation

Single story end of terrace commercial unit, previously two separate commercial units, extending 23ft x 11ft, with a separate storage area and a storage unit located behind the property.

Location

Clay Cross is approximately 5 miles south of Chesterfield, within the North East Derbyshire district. The property is positioned close to the centre of Clay Cross, with local shops, services, schools and public transport facilities within the surrounding area. Broadleys is a predominantly residential street, with a mixture of residential and commercial premises nearby. Clay Cross benefits from good road connections, with the A61 providing access towards Chesterfield and Derby, while the M1 motorway is accessible via Junction 29. Chesterfield town centre is approximately 5 miles to the north.

Tenure / Property Information

Investment Analysis

The supplied Land Registry evidence shows Broadleys transactions ranging from £71,000 to £320,000, but the properties differ in size, description and/or use and no sufficiently specific comparable is provided for this 23ft x 11ft retail unit with storage. The evidence therefore does not support a reliable GDV or maximum bid. The £44,000+ guide and £3,600 buyer premium are auction terms, not market value evidence.

Investment Snapshot

Strategy Recommendation

Treat as a potential owner-occupier or commercial letting opportunity only after obtaining a commercial valuation, rental appraisal, full survey and review of the Special Conditions. Do not bid on yield or resale assumptions that are not evidenced.

Works Required

No specific defects or required works are evidenced. Allow for inspection, confirmation of the condition of the laminate flooring, UPVC windows, storage areas and external elements, plus any cleaning, redecoration or compliance works identified by professional inspection. Costs cannot be estimated from the supplied evidence.

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 there is no supported rental value, GDV, refurbishment budget or refinance valuation. The £3,600 buyer premium would be payable in addition to the purchase price, with any further Special Conditions costs requiring review.

Buy-to-Let Analysis

The unit is vacant and no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Consequently, rent, annual income and gross yield cannot be established. Commercial letting demand is described by the auction particulars but is not quantified evidence of achievable rent.

Flip Analysis

A flip appraisal cannot be supported. Although Broadleys sale evidence exists, the comparables are not sufficiently specific to this unit and no supported selling allowance, refurbishment cost or GDV is available. Any resale surplus would therefore be speculative.

Investor Risks & Due Diligence

• No evidenced achievable rent or commercial yield.

• Vacant possession creates letting and void risk.

• The supplied sold comparables are not sufficiently matched for reliable valuation.

• Unknown condition, compliance requirements and refurbishment costs.

• The £3,600 buyer premium is payable in addition to the purchase price.

• Additional fees may be stated in the Special Conditions of Sale.

Recommendation

Treat as a potential owner-occupier or commercial letting opportunity only after obtaining a commercial valuation, rental appraisal, full survey and review of the Special Conditions. Do not bid on yield or resale assumptions that are not evidenced.

Strategy Rating

Analysis Confidence

The property description and auction terms are available, but there is no EPC, rent evidence, condition survey, refurbishment budget, specific comparable valuation or auctioneer rent estimate.