239 Highfield Road, Farnworth, Bolton, Lancashire BL4 0NX

Description

A mixed-use property comprising a long-established fish and chip shop and an extended four-bedroom residential property, together with gardens, garage and electric shuttered driveway. The property is offered for sale by auction with vacant possession. The ground floor commercial accommodation extends to approximately 369 sq ft, with the residential accommodation arranged over the ground and first floors, providing approximately 1,364 sq ft of living space. The total floor area is approximately 1,733 sq ft, excluding the garage.

Accommodation

Commercial accommodation of approximately 369 sq ft comprising chip shop retail area of approximately 230 sq ft and commercial kitchen of approximately 138 sq ft. Residential accommodation of approximately 1,364 sq ft over ground and first floors, comprising reception hallway, guest WC, living room, dining room, kitchen, landing, four bedrooms and bathroom. Gardens, brick-built garage and enclosed side driveway with electric roller shutter door.

Location

Occupying a prominent position within a busy parade of shops on Highfield Road. Nearby amenities include a Co-op supermarket, pharmacy and a variety of local retailers. On-street parking is available to the front and the motorway network is within a short drive.

Tenure / Property Information

Investment Analysis

The £290,000+ guide is not supported by a sufficiently comparable completed sale. The only recent comparable supplied is 241 Highfield Road at £152,000 in March 2024, but it is described as detached and does not establish the value of this mixed-use property with commercial accommodation. The older comparables are from 2000 and 2012 and are not reliable current evidence. A GDV or maximum bid cannot therefore be established. At the guide, the 2.4% buyer premium would be £6,960, before any additional special-condition fees or other acquisition costs.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. Obtain mixed-use valuation advice, rental evidence, legal special conditions and a full inspection before considering an owner-occupier, investment or resale strategy.

Works Required

No specific defects or refurbishment requirements are stated. Obtain a full building, services and commercial-kitchen inspection before bidding; 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 assessment cannot be completed because there is no supported GDV, rent, refurbishment budget or refinance valuation. The buyer premium is payable in addition to the purchase price and further special-condition fees may apply.

Buy-to-Let Analysis

No sufficiently specific rental evidence or auctioneer rent estimate is supplied, so rent and gross yield cannot be established. The mixed-use format also requires separate consideration of the residential and commercial income potential.

Flip Analysis

A flip surplus cannot be calculated. The supplied sales evidence does not establish a reliable resale value for this mixed-use property, and no refurbishment or selling-cost allowance is supported.

Investor Risks & Due Diligence

• The supplied comparable evidence is limited and not directly comparable to the subject mixed-use property.

• No supported residential or commercial rent is available, preventing yield analysis.

• No condition or refurbishment information is supplied.

• The 2.4% buyer premium adds £6,960 at the £290,000 guide, with possible further special-condition fees.

• Tenure and lease information are not supplied.

• The guide price is not a formal valuation and does not establish market value.

Recommendation

Do not bid on the current evidence alone. Obtain mixed-use valuation advice, rental evidence, legal special conditions and a full inspection before considering an owner-occupier, investment or resale strategy.

Strategy Rating

Analysis Confidence

The property description and guide are available, but there is no tenure, EPC, rental evidence, auctioneer rent estimate, condition assessment, refurbishment budget or directly comparable mixed-use completed sale.