20 Church Street, Flint, Flintshire

Description

The property comprises a two storey building arranged as a ground floor shop with ancillary upper parts. It is let to BBM Bar Ltd (trading as Bargain Savers).

Accommodation

Arranged over approximately 261.59 sq m (2,816 sq ft). Ground floor: 261.59 sq m (2,816 sq ft). First floor: not measured.

Location

Situated on the northern side of Church Street, one of Flint's principal retailing thoroughfares, approximately 180 metres from Flint Railway Station. Nearby occupiers include Tesco Express, ALDI and a number of local occupiers.

Tenure / Property Information

Investment Analysis

The £140,000 guide is below the subject property's recorded 2016 sale price of £215,000, but that transaction is historic and cannot establish current value. The supplied Church Street comparables range from £91,000 to £280,000 and are not supported by rental, floor-area or condition details sufficient for a reliable valuation. The property is let on a fixed-term lease to 04.08.2032, but no passing rent or lease covenant information is supplied. A current GDV and investment value therefore cannot be reliably estimated.

Investment Snapshot

Strategy Recommendation

Treat as an income-producing freehold commercial acquisition only if the lease, passing rent, tenant covenant and property condition justify the guide price. Do not bid on comparable-sale evidence alone; obtain the missing financial and legal information first.

Works Required

No refurbishment works are evidenced. Before bidding, review the legal pack, lease, EPC, measured first-floor accommodation, building condition and any repair obligations. 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 analysis is not supportable because there is no rent, refurbishment budget, current GDV, refinance valuation or finance-cost information. The existing lease may provide occupation, but its commercial terms and tenant strength require legal and financial review before considering refinancing.

Buy-to-Let Analysis

This is a commercial investment rather than a residential BTL. The property is occupied under a 10-year lease with no breaks, but the passing rent is not provided and no sufficiently specific rental evidence is available. Yield, income coverage and pricing against rent cannot therefore be established. Tenant covenant, lease terms, repairing obligations and arrears should be verified.

Flip Analysis

A flip appraisal cannot be reliably calculated. The supplied sales evidence is broad, historic and not sufficiently comparable, while no refurbishment requirement, resale costs or current GDV is supported. The property is also sold with an existing lease, which may affect resale flexibility.

Investor Risks & Due Diligence

• Passing rent and rent review terms are not supplied, preventing yield and affordability analysis.

• Tenant covenant, payment history and lease compliance are not evidenced.

• Buyer fee is not stated and VAT may apply to the sale price; other seller charges may also apply.

• No EPC rating is stated; the legal pack must be reviewed.

• The first floor is not measured, so the stated accommodation area may not represent the whole building.

• No condition report or repair obligations are supplied.

• Comparable sales range widely from £91,000 to £280,000 and are not supported by detailed comparability information.

Recommendation

Treat as an income-producing freehold commercial acquisition only if the lease, passing rent, tenant covenant and property condition justify the guide price. Do not bid on comparable-sale evidence alone; obtain the missing financial and legal information first.

Strategy Rating

Analysis Confidence

Key valuation inputs are missing, including passing rent, rental comparables, EPC rating, first-floor measurement, condition, lease financial terms, buyer fee and applicable VAT or seller charges. The sales comparables are historic and vary materially in price.