2 High Street, Holywell, Clwyd, CH8 7LH

Description

Prominently located on Holywell High Street, this building oozes history and has more recently achieved planning consent. A real opportunity to bring this deceptively spacious unit back to life. Formerly Beech's Toy Shop, this building used to play home to rare toys thought to have dated back to circa 1950s.

Accommodation

Existing retail/residential frontage buildings intended to create three dwellings, with rear outbuildings providing ancillary storage space. Floor plans and measurements are for indicative purposes only.

Location

Holywell is known for St Winifride's well and is a market town based in Flintshire, North Wales. The town has rich heritage.

Tenure / Property Information

Investment Analysis

The supplied sold evidence for Holywell High Street ranges from £86,000 to £130,000, but the comparables are different properties and do not establish values for the proposed three-dwelling scheme. No floor areas, approved plans, detailed consent, specification, condition survey or development costs are supplied. Accordingly, a defensible GDV, refurbishment budget or maximum bid cannot be calculated. The £3,600 including VAT admin charge is known; buyer premium and other disbursements remain unquantified.

Investment Snapshot

Strategy Recommendation

Do not bid on headline guide alone. Proceed only after reviewing the full planning consent, plans, legal pack, condition information and a contractor-backed conversion budget; otherwise pass.

Works Required

Bring the existing retail/residential frontage buildings back into use in accordance with the stated planning consent for three dwellings. Rear outbuildings are described as providing ancillary storage. The evidence does not specify internal alterations, services, finishes, structural work or compliance requirements.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR appraisal cannot be completed because GDV, refurbishment cost, rent and finance-related assumptions are unsupported. The stated planning consent may provide development potential, but its scope and conditions must be verified in the legal and planning information.

Buy-to-Let Analysis

No sufficiently specific rental evidence or auctioneer rent estimate is supplied. BTL rent, yield, coverage and maximum purchase price cannot therefore be established. The proposed three-dwelling use also requires confirmation of the consent and deliverable accommodation.

Flip Analysis

The supplied sales evidence indicates High Street transactions between £86,000 and £130,000, but it is not sufficiently comparable to value three proposed dwellings or quantify resale surplus. No supported flip surplus can be calculated.

Investor Risks & Due Diligence

• No sufficiently specific rental evidence or auctioneer rent estimate is supplied.

• Floor plans and measurements are stated to be indicative only.

• The planning consent, conditions and precise approved use are not provided.

• Refurbishment and conversion costs cannot be estimated from the supplied evidence.

• The sold comparables are not confirmed as directly comparable to the proposed three-dwelling scheme.

• Buyer premium and completion disbursements are unquantified.

• The known £3,600 including VAT admin charge is payable on exchange and must be included in any final appraisal.

Recommendation

Do not bid on headline guide alone. Proceed only after reviewing the full planning consent, plans, legal pack, condition information and a contractor-backed conversion budget; otherwise pass.

Strategy Rating

Analysis Confidence

There is limited location-specific sold evidence and a stated planning consent, but no usable floor areas, detailed consent, condition assessment, rental evidence, refurbishment budget or quantified buyer premium/disbursements.