28 Market Square, Shipley, West Yorkshire

Description

High yielding retail investment opportunity occupying a prominent pitch on a popular parade. Arranged as a retail unit and upper parts. The key features state that it is let to Sportswift Limited (trading as Card Factory), while the description states it is let to Bank of Scotland Plc, holding over, at £25,000 per annum.

Accommodation

Retail unit and upper parts, comprising approximately 107.11 sq m (1,153 sq ft).

Location

Occupies a prominent pitch forming part of a popular parade. The area is characterised by national retailers including Iceland, The Works and Superdrug.

Tenure / Property Information

Investment Analysis

The £150,000 guide equates to 6.0 times the stated £25,000 annual rent and a guide-price gross yield of approximately 16.67%. No completed sales, commercial valuation evidence or capitalisation-rate evidence is supplied, so GDV and a supported maximum bid cannot be established. The residential rental listings are not directly comparable to this retail investment. The stated occupier is inconsistent: the key features identify Sportswift Limited trading as Card Factory, while the description identifies Bank of Scotland Plc holding over. The occupational lease expires on 14.11.2026, making tenancy and income verification particularly important.

Investment Snapshot

Strategy Recommendation

Consider only as a commercial income investment after verifying the correct tenant, £25,000 rent, occupational lease and holding-over status, and obtaining all buyer, VAT and seller charges. Do not rely on BRRR or flipping assumptions.

Works Required

No refurbishment works are evidenced. Allow for inspection, legal review and confirmation of the retail unit and upper parts, but no works budget can be supported from the supplied information.

Rental & Market Context

Potential BRRR Position

BRRR cannot be reliably assessed because no GDV, refurbishment budget, finance costs or commercial refinancing evidence is supplied. The 199-year lease runs to 31.03.2155, but the occupational lease expires on 14.11.2026, creating a material income and refinance-risk issue unless the tenancy position is regularised.

Buy-to-Let Analysis

On the stated rent of £25,000 per annum, equivalent to approximately £2,083.33 per month, the gross yield on the £150,000 guide is approximately 16.67%. This is a commercial investment rather than a residential BTL. The income cannot be treated as secure without verifying the tenant identity, occupational lease, holding-over position, rent status and renewal prospects. Buyer fees, VAT and seller charges are also unknown, so the net yield cannot be established.

Flip Analysis

A flip surplus cannot be calculated because no commercial resale valuation, comparable sales, works allowance, selling costs or GDV evidence is supplied. The asset is presented as an income investment, and the short occupational lease horizon makes a resale strategy dependent on tenancy and lease clarification.

Investor Risks & Due Diligence

• Contradictory occupier information: Sportswift Limited trading as Card Factory versus Bank of Scotland Plc.

• Occupational lease expires on 14.11.2026 and is described as holding over; renewal, security of tenure and current rent status are unconfirmed.

• Buyer fee amount, VAT treatment and seller-imposed charges are unknown.

• No EPC, condition, commercial valuation or completed sales evidence is supplied.

• The stated £25,000 annual rent is an auction description figure and has not been independently verified.

Recommendation

Consider only as a commercial income investment after verifying the correct tenant, £25,000 rent, occupational lease and holding-over status, and obtaining all buyer, VAT and seller charges. Do not rely on BRRR or flipping assumptions.

Strategy Rating

Analysis Confidence

The guide price, stated rent, tenure, lease dates and accommodation are supplied, but there are no sales comparables, GDV evidence, condition information, fee amounts or consistent tenant/lease details.