2-4 Market Street, Hyde, Cheshire, SK14 1AY

Description

A Vacant Mid Terrace Property Arranged to Provide a Ground Floor Retail Unit and Lower Ground and First Floor Offices/Ancillary Space

Accommodation

Lower Ground Floor: Storage Room/Basement. Ground Floor: Commercial Unit, Kitchen, Office; G.I.A approximately 915 sq ft. First Floor: Ancillary Space, Office; G.I.A approximately 631 sq ft.

Location

Situated on a mixed use road close to local shops and amenities, next door to a retail park. Nearby multiples include B&M Home Store and Starbucks. Hyde Park is within easy reach. Hyde Central rail station is a 5 minute walk and Hyde Park bus station is opposite.

Tenure / Property Information

Investment Analysis

The property is a vacant freehold high-street commercial building with approximately 1,546 sq ft of stated ground and first-floor accommodation, plus a lower-ground storage area. The only recorded sale for the subject property is £55,000 in 1996, which is historic and not a current valuation. The £140,000 sale of 18A Market Street in 2021 is nearby but relates to a different property and provides insufficient evidence for a reliable current GDV. No supported GDV or maximum bid can therefore be established. The auctioneer rent estimate provides indicative income evidence only, not a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only subject to legal-pack review, full building and services inspection, confirmation of permitted commercial use and evidence of achievable tenant demand. Treat the £90,000 guide as an auction starting point rather than a supported valuation; do not set a bid limit without current commercial valuation and cost evidence.

Works Required

No specific defects or refurbishment requirements are evidenced. The building should be inspected for the condition and suitability of the retail, office, kitchen, ancillary and lower-ground areas, together with statutory and services compliance, before committing to works. No works allowance can be supported 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 reliably because no current GDV, refurbishment budget, finance costs or lender valuation evidence is supplied. The 75% refinance calculation is therefore unsupported. The headline rent-to-guide relationship is attractive, but vacant commercial letting risk, property condition, compliance and lease-up costs require verification.

Buy-to-Let Analysis

Using the auctioneer's estimated rent of £1,200–£1,300 pcm, annual gross rent would be approximately £14,400–£15,600. Against the £90,000 guide, this indicates a gross yield of approximately 16.0%–17.3%, before the £1,800 administration charge, any disbursements, operating costs, vacancy and finance. The £950 pcm commercial rental listing is advertised asking rent for another property and is not treated as achieved rent. There is no passing tenant because the property is vacant.

Flip Analysis

A flip appraisal cannot be established. The subject's only supplied sale is from 1996 and the 2021 £140,000 sale concerns a different nearby property. There is no supported current GDV, works budget, selling-cost allowance or evidence of demand sufficient to calculate a resale surplus.

Investor Risks & Due Diligence

• Vacant commercial property with no passing rent or secured tenant.

• Auctioneer rent is an estimate and the rental listings are advertised asking rents, not achieved rents.

• No current GDV or reliable directly comparable commercial sale evidence is supplied.

• Property condition, services, compliance and required works are not evidenced.

• Additional disbursements and other charges may be payable under the legal pack and Special Conditions of Sale.

• Commercial letting demand and void periods are unverified.

• The lower-ground storage area and first-floor ancillary accommodation may require confirmation of lawful use and suitability.

Recommendation

Proceed only subject to legal-pack review, full building and services inspection, confirmation of permitted commercial use and evidence of achievable tenant demand. Treat the £90,000 guide as an auction starting point rather than a supported valuation; do not set a bid limit without current commercial valuation and cost evidence.

Strategy Rating

Analysis Confidence

The accommodation, tenure, vacancy, guide price, administration charge and indicative rent are supplied, but there is no EPC, condition report, current subject valuation, reliable current comparable evidence, refurbishment budget, operating-cost information or complete fee schedule.