26A Whitchurch Road, Cardiff, CF14 3LW

Description

An opportunity to acquire two warehouse/store units which are currently let with potential for residential development. The units are constructed from brick and are interconnecting at first floor level, with manual roller shutter door entry points and a covered canopy yard area. An access driveway is provided by means of a gated archway. The buildings would suit continuation of the current tenancy, redevelopment of the site subject to all necessary consents, or use by an owner occupier.

Accommodation

VOA has noted the accommodation measurement as 246 sqm, excluding the canopied area. Part of the ground floor of one unit has a W.C. and washroom. Part of the adjoining unit has a partitioned area, while the remainder of the units are open plan.

Location

Situated in a popular location within close proximity to Maindy Barracks and the University Hospital of Wales. Local amenities and shopping facilities are nearby, with Cardiff University and Cardiff City Centre within walking distance. Excellent access is provided to the A48 and the M4.

Tenure / Property Information

Investment Analysis

The £90,000 guide is materially below the supplied residential sold comparables, but those comparables are terraced houses and do not establish the value of these warehouse/store units or any residential conversion GDV. No reliable commercial valuation, planning position, tenure detail, passing rent or residential conversion evidence is supplied. The known buyer premium and minimum administration charge total £3,000 before any other possible fees, giving a known guide-price acquisition outlay of £93,000 before works and additional costs.

Investment Snapshot

Strategy Recommendation

Treat as a commercial income/owner-occupier opportunity only after verifying the legal pack, lease, passing rent and all property-level costs. Do not bid on a residential conversion or flip thesis without planning, measured-survey, conversion-cost and valuation evidence.

Works Required

No specific defects or refurbishment scope are evidenced. The property could continue as two warehouse/store units, be used by an owner occupier, or be considered for residential redevelopment subject to all necessary consents. Any conversion, layout, services, access, fire-safety or compliance works require investigation and cannot be costed 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, refurbishment budget, finance-cost evidence or confirmed passing rent. The residential opportunity is expressly subject to necessary consents, so refinance value after conversion is unquantified. The known guide-price purchase outlay including the £900 buyer premium and £2,100 minimum administration charge is £93,000 before other fees, works and finance.

Buy-to-Let Analysis

The units are currently let until 31 March 2027, but no passing rent or lease terms are supplied. The £1,025 pcm figure is an advertised asking rent for a commercial development and is not confirmed as the rent for this property. If used only as an indicative proxy, annual rent is £12,300 and the gross yield against the £90,000 guide is approximately 13.67%; this cannot be treated as an established investment yield. Lease obligations, rent review provisions, repairing liabilities, vacancy risk and post-2027 reletting prospects require verification.

Flip Analysis

A flip appraisal is unsupported. The supplied sold comparables are terraced residential properties and cannot establish the resale value of the warehouse/store units or a consented residential scheme. No conversion scope, planning evidence, GDV or selling-cost allowance is provided, so flip surplus cannot be calculated.

Investor Risks & Due Diligence

• Current passing rent is not supplied; the £1,025 pcm figure is only an advertised asking rent and may not relate directly to this property.

• The tenancy runs only until 31 March 2027, creating renewal, vacancy and reletting uncertainty.

• Residential redevelopment is subject to all necessary consents and no planning or viability evidence is supplied.

• No refurbishment or conversion budget can be established from the evidence.

• Tenure and legal-pack details are not supplied.

• Additional search, seller, legal, transfer and other auction-related charges may apply.

• The supplied sold comparables are terraced residential properties and are not directly comparable to warehouse/store units.

Recommendation

Treat as a commercial income/owner-occupier opportunity only after verifying the legal pack, lease, passing rent and all property-level costs. Do not bid on a residential conversion or flip thesis without planning, measured-survey, conversion-cost and valuation evidence.

Strategy Rating

Analysis Confidence

The property description, guide price, tenancy end date, accommodation measurement and known auction charges are supplied, but passing rent, lease terms, tenure, condition, planning status, works cost, commercial valuation and conversion GDV are absent.