22 Market Square, Shipley

Description

A Terrace Shop and Upper Part requiring modernisation with accommodation arranged on Three Floors.

Accommodation

Top Floor: Ancillary Accommodation. First Floor: Ancillary Accommodation. Ground Floor Shop: Retail Premises.

Location

Situated on Market Square, in a central position close to the amenities available in Shipley Town Centre and travelling facilities including Shipley Train Station. Northcliffe Park is also nearby.

Tenure / Property Information

Investment Analysis

The £40,000+ guide is the only purchase-price evidence supplied. No HM Land Registry sales, formal valuation, GDV evidence or property-specific rental valuation is provided. The single £1,125 pcm listing is an advertised asking rent for commercial property in BD18 and cannot be treated as achieved rent or necessarily applicable to this property. Market value and resale value therefore cannot be reliably established.

Investment Snapshot

Strategy Recommendation

Do not bid on the present evidence alone. Proceed only after reviewing the lease, Section 27 documentation, special conditions, current rent and arrears position, obtaining a detailed inspection and establishing a supportable vacant-possession or investment valuation.

Works Required

Modernisation of the three-floor shop and upper-part accommodation is required, but the evidence does not specify the nature or extent of works. No cost allowance can therefore be supported.

Rental & Market Context

Potential BRRR Position

A BRRR assessment is unsupported because there is no reliable GDV, refurbishment budget, passing rent or refinance valuation. The lease termination creates additional uncertainty over future occupancy and income. The £1,500 buyer premium is known, but total project cost cannot be calculated without works and other completion costs.

Buy-to-Let Analysis

BTL analysis cannot be reliably completed. The property is currently let to Cancer Research, but no passing rent, lease rent, rent review terms or net income are supplied. A Section 27 notice terminates the lease on 5 January 2027. The £1,125 pcm evidence is only an advertised asking rent for commercial property in BD18 and is not sufficient to establish this property's future rent or yield.

Flip Analysis

A flip analysis cannot be quantified. No completed sales, GDV or supported resale evidence is supplied, while modernisation is required and the current lease is subject to termination on 5 January 2027. Any resale surplus would be highly dependent on condition, legal position and achievable value.

Investor Risks & Due Diligence

• The lease to Cancer Research is subject to a Section 27 notice terminating it on 5 January 2027.

• No passing rent, lease covenant, rent review or income information is supplied.

• The property is described as requiring modernisation, but the scope and cost of works are unknown.

• The EPC is rated E.

• The only rental evidence is an advertised asking rent for commercial property in BD18, not an achieved or property-specific rent.

• The seller may charge additional completion fees under the special conditions, but the amount is not supplied.

• The property is leasehold, so lease terms, service charges, rent and other lease liabilities require review.

Recommendation

Do not bid on the present evidence alone. Proceed only after reviewing the lease, Section 27 documentation, special conditions, current rent and arrears position, obtaining a detailed inspection and establishing a supportable vacant-possession or investment valuation.

Strategy Rating

Analysis Confidence

The guide price, lease term, occupancy, termination date, buyer premium, EPC and broad accommodation are supplied, but there is no passing rent, completed-sales evidence, GDV, works budget, detailed condition report or full fee schedule.