28 Tor Hill Road, Torquay, Devon, TQ2 5RF

Description

A substantial mid-terraced four-storey office premises which has been extended at the rear providing large ground and first floor accommodation. The property is situated within Torquay town centre. The surrounding area includes a mix of commercial and residential properties, enhancing the potential for redevelopment into a mixed-use scheme, subject to all necessary consents being obtainable.

Accommodation

Ground Floor: Large open plan room, three further rooms and ladies and gents W.C.s. First Floor: Three rooms and W.C. Second Floor: Two rooms and W.C. Third Floor: Two rooms.

Location

Situated within Torquay town centre. The surrounding area includes a mix of commercial and residential properties.

Tenure / Property Information

Investment Analysis

The supplied completed sales are on Tor Hill Road but relate to other properties and do not establish the value of this substantial four-storey office building. No floor areas, guide price, condition detail, planning position, conversion scheme, or directly comparable office evidence is supplied. The £1,300 pcm three-bedroom asking rent is not a reliable rent indicator for these office premises.

Strategy Recommendation

Do not bid on the current evidence. First obtain the legal pack, measured survey, condition report, planning advice, commercial valuation, and full fee schedule; assess redevelopment only after consent and cost certainty.

Works Required

No specific refurbishment defects or works are evidenced. Before proceeding, obtain measured areas, building-condition information, service details, and planning advice regarding any proposed mixed-use or residential redevelopment.

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. Purchase price, refurbishment cost, commercial or residential end value, rent, finance costs, and planning prospects are unavailable. Refinance would also depend on any successfully consented and completed scheme.

Buy-to-Let Analysis

A BTL yield cannot be established. The only rental evidence is an advertised £1,300 pcm asking rent for a three-bedroom property, which is not comparable with the vacant four-storey office premises. No commercial rent or passing income is supplied.

Flip Analysis

A flip surplus cannot be calculated. The available sales are for different properties, while no directly comparable office valuation, measured area, purchase price, works budget, selling costs, or supported redevelopment GDV is provided.

Investor Risks & Due Diligence

• Potential mixed-use or residential redevelopment is expressly subject to obtaining all necessary consents.

• No purchase price or guide price is supplied, so affordability and maximum bid cannot be assessed.

• No floor areas or measured survey are supplied for valuation or costing.

• No commercial rent or passing income is supplied; the available residential asking rent is not comparable.

• The premises are vacant, so there is no evidenced rental income.

• Unknown administration, search, other non-optional fees, Stamp Duty, Land Registry fees and possible VAT may increase acquisition cost.

• EPC rating E (113) may require consideration in any future letting or redevelopment strategy.

Recommendation

Do not bid on the current evidence. First obtain the legal pack, measured survey, condition report, planning advice, commercial valuation, and full fee schedule; assess redevelopment only after consent and cost certainty.

Strategy Rating

Analysis Confidence

The property description and tenure/occupancy are supplied, but there is no guide price, floor area, condition assessment, commercial rent, planning evidence, directly comparable valuation, or quantified buyer costs.