21 High Row, Darlington, County Durham

Description

Freehold bank, shop and office investment. Ground floor bank let to Darlington Building Society until 2033 with no breaks. Also benefits from a shop fronting Post House Wynd and self-contained upper floors providing office suites/treatment rooms. Vacant upper floors of 196.4 sq m (2,114 sq ft) with residential potential subject to consents. Total accommodation approximately 408.95 sq m (4,402 sq ft). VAT is not applicable.

Accommodation

Total accommodation approximately 408.95 sq m (4,402 sq ft), including vacant upper parts of 196.4 sq m (2,114 sq ft); ground floor bank, shop fronting Post House Wynd, and self-contained upper floors providing office suites/treatment rooms

Location

Town centre location on the west side of High Row at its junction with Post House Wynd. Close to Greggs, Cooplands, Boots Hearingcare and Natwest. Darlington is a popular market town with a population of some 100,000, situated about 20 miles west of Middlesbrough and 18 miles south of Durham. The A1(M) Junction 58 is to the west of the town and regular mainline rail services operate from Darlington Station.

Tenure / Property Information

Investment Analysis

The £375,000+ guide is the only supplied price evidence. No completed sales, rental evidence, passing rent, auctioneer rent estimate, condition assessment, operating costs or formal valuation are provided, so market value, GDV, yield and maximum bid cannot be reliably established. The asset is part let to Darlington Building Society until 2033 with no breaks, while the 196.4 sq m upper floors are vacant and have only stated residential potential subject to consents.

Investment Snapshot

Strategy Recommendation

Treat as a cautious commercial investment and potential repositioning opportunity only after reviewing the lease, rent, title, condition and upper-floor planning prospects. Do not bid above a price justified by verified net income and an evidenced vacant-upper-floor strategy.

Works Required

No specific defects or condition issues are evidenced. Undertake measured survey, condition and services inspections, compliance checks and assessment of the vacant upper floors. Investigate office, treatment-room or residential conversion options and obtain all required planning and building-control consents before budgeting works.

Rental & Market Context

Potential BRRR Position

A BRRR strategy cannot be quantified. The property has an existing commercial tenancy to 2033 and vacant upper floors, but no passing rent, refurbishment budget, GDV, finance costs or refinance valuation evidence is supplied. Any value creation depends on the vacant upper-floor strategy and required consents.

Buy-to-Let Analysis

A BTL assessment cannot be completed because no residential rent, passing rent, residential layout confirmation or conversion costs are supplied. The upper floors have residential potential only subject to consents, and the existing ground-floor bank occupation is commercial rather than residential.

Flip Analysis

A flip appraisal cannot be completed because there are no completed comparables, GDV evidence, condition-based works allowance, selling costs or supported resale assumptions. The vacant upper floors may offer repositioning potential, but this is expressly subject to consents.

Investor Risks & Due Diligence

• The upper floors are vacant and their residential potential is subject to planning and other consents.

• No passing rent or rent estimate is supplied for the occupied ground-floor bank or other accommodation.

• The ground-floor bank lease runs to 2033 with no breaks, limiting near-term vacant-possession flexibility for that area.

• No condition, services, compliance, EPC or refurbishment-cost information is provided.

• Additional seller or third-party charges may apply, but no amounts are supplied.

• No completed comparable evidence or formal valuation is provided.

Recommendation

Treat as a cautious commercial investment and potential repositioning opportunity only after reviewing the lease, rent, title, condition and upper-floor planning prospects. Do not bid above a price justified by verified net income and an evidenced vacant-upper-floor strategy.

Strategy Rating

Analysis Confidence

Only the guide price, broad accommodation, occupancy summary, lease expiry/no-break information and location description are supplied. There are no rent figures, sales comparables, condition details, fees, planning evidence or formal valuation inputs.