2 The Walk, Beccles, Suffolk

Description

A substantial town centre retail premises with parking. A Grade II Listed three storey retail premises with a later two storey extension situated in the heart of this vibrant market town. The property is suited to a variety of trades and is described as a first class business opportunity.

Accommodation

Net internal floor area of approximately 6,873 sq. ft. (638.59 sq. m.), including sales areas on the first and second floors, storage, office, tea room, WCs and additional ancillary rooms on the second floor. To the rear is a large yard/car park and a temporary storage building.

Location

Situated in the heart of Beccles, a vibrant market town, in a town centre location.

Tenure / Property Information

Investment Analysis

The £230,000 sale of 3 The Walk is the only recent comparable, but its size, accommodation and use are not supplied and it is described only as “Other”. The older sales are too dated and insufficiently comparable. A reliable GDV or market value cannot therefore be established. The £325,000–£375,000 guide, plus the stated £2,700 buyer and administration charges, should not be treated as a valuation.

Investment Snapshot

Strategy Recommendation

Consider only as a commercial owner-occupier or specialist commercial investment after satisfactory survey, legal, planning/listed-building and commercial market due diligence. Do not rely on the supplied residential rental evidence.

Works Required

No specific defects or works are evidenced. Obtain a building survey and review the legal pack. The EPC F rating may require improvement works, while any alterations to the Grade II Listed building would require appropriate consent. The temporary storage building, yard/car park and vehicular right of way should also be legally and practically reviewed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment is not supportable because there is no evidence-based commercial rent, refurbishment budget, GDV or refinance valuation. The Grade II Listing and EPC F rating may constrain or increase the complexity of any works.

Buy-to-Let Analysis

The supplied rental evidence relates to residential two- and three-bedroom properties and cannot support a rent estimate for this 6,873 sq. ft. retail premises. Commercial rent, operating costs, demand and achievable occupancy are unknown, so a BTL yield cannot be established.

Flip Analysis

A flip surplus cannot be calculated. The evidence does not establish a reliable resale value, refurbishment allowance, commercial resale demand or selling costs. The nearby £230,000 sale is not sufficiently comparable to support a resale valuation for this substantially larger premises.

Investor Risks & Due Diligence

• Grade II Listed status may restrict alterations and require listed-building consent.

• EPC Rating F may require future improvement works and associated expenditure.

• No commercial rental evidence or passing rent is supplied.

• The legal pack may contain additional disbursements, seller costs, legal fees, search fees or transfer fees.

• The legal status and practical use of the vehicular right of way, yard/car park and temporary storage building require verification.

• The available comparable sales are insufficient to establish a reliable market value.

Recommendation

Consider only as a commercial owner-occupier or specialist commercial investment after satisfactory survey, legal, planning/listed-building and commercial market due diligence. Do not rely on the supplied residential rental evidence.

Strategy Rating

Analysis Confidence

The property description and guide are available, but there is no comparable floor-area evidence, commercial rent, occupancy information, condition survey, refurbishment budget or reliable valuation evidence.