22 Highgate, Kendal, Cumbria

Description

This commercial property is spread over four floors and is located in the heart of Kendal centre, ensuring superb footfall. The building boasts a highly impressive frontage and has the added bonus of a basement. The property may require structural repair; please see the legal pack for the report.

Accommodation

Commercial property spread over four floors with a basement; property area 3,627 sq ft.

Location

Located in the heart of Kendal centre, with superb footfall.

Tenure / Property Information

Investment Analysis

The £125,000 guide is not independently supportable from the supplied evidence. The same-street completed sales are described only as “Other”, span £65,000 to £1,386,603, relate to different properties and dates, and provide no floor-area, condition, tenure or use adjustment. The property may require structural repair, but the relevant report and legal pack have not been supplied. The £1,250 pcm rental listing is for a nearby two-bedroom residential property and is not applicable evidence for this four-floor commercial building.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence. Proceed only after reviewing the legal pack and structural report, confirming tenure and VAT treatment, obtaining a commercial valuation and rent appraisal, and pricing all repair and transaction costs.

Works Required

Obtain and review the legal-pack structural report, investigate any structural repair requirement, and complete condition, services and compliance inspections. No specific repair scope or cost can be established 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 cannot be underwritten because there is no supported commercial rent, GDV, refurbishment budget, tenure confirmation or refinance valuation. The guide is £125,000, with a known minimum admin charge of £1,500 including VAT, but VAT on the purchase price and other possible costs are not quantified.

Buy-to-Let Analysis

A BTL assessment cannot be completed. The only rental evidence is an advertised £1,250 pcm asking rent for a nearby two-bedroom residential property, which is not comparable to this commercial building. No commercial passing rent, achievable rent, lease terms or operating costs are supplied.

Flip Analysis

A flip appraisal cannot be completed. The supplied same-street comparables are too heterogeneous to establish GDV, and the potential structural repair scope, VAT, selling costs and legal-pack costs are unknown.

Investor Risks & Due Diligence

• The property may require structural repair; the relevant report has not been provided.

• Tenure and legal title details are stated to be in the legal pack and remain unreviewed.

• VAT is payable on the purchase price, but the applicable amount is not supplied.

• Additional search, seller, legal, transfer and disbursement costs may apply and are unquantified.

• No commercial rent, lease or occupancy evidence is supplied.

• EPC rating is E.

• The completed-sales evidence is highly variable and lacks sufficient property-specific detail for a reliable valuation.

Recommendation

Do not bid on the current evidence. Proceed only after reviewing the legal pack and structural report, confirming tenure and VAT treatment, obtaining a commercial valuation and rent appraisal, and pricing all repair and transaction costs.

Strategy Rating

Analysis Confidence

The evidence confirms location, size, commercial use, guide price and possible structural risk, but omits tenure details, structural findings, commercial rent, valuation, works cost, VAT treatment and several transaction costs.