268 Ashton Road, Oldham, Greater Manchester OL8 1QN

Description

Tenanted mixed-use property comprising a ground-floor retail unit and a flat above. Auction House North West have not inspected the property. No viewings available.

Accommodation

Ground floor: retail unit trading as GM Barbers, tenanted on a 5-year tenancy from 20 July 2025. First floor: believed to be a one-bedroom flat, currently occupied with unknown tenancy.

Tenure / Property Information

Investment Analysis

The subject is a leasehold mixed-use property with a tenanted ground-floor retail unit and an occupied one-bedroom flat. The supplied Ashton Road sales range from £90,000 to £180,000, but the comparables are not sufficiently specific or consistent with this mixed-use asset; the £2,000 transaction also appears anomalous. No reliable GDV or market value can therefore be established from the evidence provided.

Investment Snapshot

Strategy Recommendation

Do not set a bid or pursue a flip/BRRR strategy until the legal pack, occupational documentation, tenancy terms, repair liabilities and a physical inspection are available. Any purchase should be considered only as a carefully underwritten mixed-use income investment.

Works Required

No refurbishment works can be specified because the auctioneer has not inspected the property, no viewings are available and no condition information has been supplied. Due diligence should focus on the legal pack, title, leases, occupational arrangements and any repair obligations.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR cannot be underwritten from the evidence. There is no supported GDV, refurbishment budget, rental evidence or refinance valuation. The unknown flat tenancy and unavailable inspection materially limit assessment of income, value and financing potential.

Buy-to-Let Analysis

A BTL assessment cannot be completed because no passing rent, flat rent, retail rent or sufficiently specific rental evidence has been provided. The flat's tenancy information is unknown, and the retail unit is subject to a five-year tenancy from 20 July 2025. Yield and sustainable income cannot be established.

Flip Analysis

A flip analysis cannot be supported because there is no reliable subject-specific GDV, condition assessment, works allowance or selling-cost allowance. The supplied comparables are insufficiently specific for a resale valuation.

Investor Risks & Due Diligence

• No inspection has been carried out and no viewings are available.

• The first-floor flat is occupied but its tenancy, rent and other terms are unknown.

• The ground-floor retail unit is subject to a five-year tenancy from 20 July 2025, but the rent and lease terms have not been provided.

• No sufficiently specific rental comparable or auctioneer rent estimate is available.

• The supplied sales comparables are mixed in type and value and do not establish a reliable GDV for this property.

• The property is leasehold; the title shows an 890-year term from 31 October 1974 and £3.50 ground rent, but wider lease obligations require legal-pack review.

• The 2.75% administration charge is subject to a £3,600 minimum at the £70,000 guide, with possible additional disbursements and other costs.

Recommendation

Do not set a bid or pursue a flip/BRRR strategy until the legal pack, occupational documentation, tenancy terms, repair liabilities and a physical inspection are available. Any purchase should be considered only as a carefully underwritten mixed-use income investment.

Strategy Rating

Analysis Confidence

Key evidence is missing, including inspection access, condition, both rental incomes, the flat tenancy, detailed lease terms, a subject-specific valuation and complete auction costs. The available sales evidence is not sufficiently comparable.