29 Back Clarendon Road, Blackpool, Lancashire FY1 6EG

Description

A detached two-storey commercial freehold building in a central Blackpool location. The property offers a highly functional layout, making it ideal for independent tradespeople, local businesses, or commercial investors. The ground floor features an open-plan workshop perfectly suited for light industrial use, trade assembly, or secure equipment storage. The first floor comprises office accommodation, providing a private space for administration, staff facilities, and meetings.

Accommodation

Ground floor: open-plan workshop. First floor: office accommodation.

Location

Situated just off Lytham Road in a central Blackpool location, with town centre connectivity and access to major transport links.

Tenure / Property Information

Investment Analysis

The guide price of £40,000 is below the latest supplied same-road sale of £60,000 for 2 Back Clarendon Road in January 2025. Other same-road sales range from £47,000 to £80,000, but they are described as terraced or semi-detached and do not establish a reliable commercial valuation for this detached workshop and office building. A supported GDV cannot therefore be established. The £430 pcm evidence is an advertised asking rent, not achieved or passing rent.

Investment Snapshot

Strategy Recommendation

Consider only as a cautious commercial buy-to-let if inspection, legal due diligence and local demand support the £430 pcm asking-rent evidence. Do not rely on BRRR or flipping without a commercial valuation, confirmed costs and finance terms.

Works Required

No specific defects or required works are evidenced. The building is described as functional, with a ground-floor workshop and first-floor office accommodation. Confirm condition, services, compliance requirements and the EPC position through inspection and the legal pack before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR strategy cannot be reliably underwritten because no commercial GDV, refurbishment budget or finance terms are supplied. A 75% refinance calculation is therefore unsupported. The vacant status and absence of an existing lease mean letting and refinancing would depend on securing a tenant and satisfying lender requirements.

Buy-to-Let Analysis

At the £430 pcm advertised asking rent, annualised rent is £5,160. This equates to 12.90% gross on the £40,000 guide and approximately 11.83% against £43,600, comprising the guide plus the known £3,600 minimum admin charge. The calculation excludes the unknown buyer premium, disbursements and other possible charges. It is not a passing-rent analysis and should be tested against achievable commercial demand and lease terms.

Flip Analysis

A flip cannot be reliably quantified. The supplied sales are same-road evidence but relate to different property descriptions and do not establish the resale value of this commercial building. No works budget, selling allowance or supported commercial GDV is available, so flip surplus is null.

Investor Risks & Due Diligence

• The £430 pcm figure is an advertised asking rent rather than achieved or passing rent.

• The property is vacant, with no existing lease or income evidenced.

• Same-road sold comparables are described as residential-style terraced or semi-detached properties and may not support a commercial valuation.

• Buyer premium, disbursements and other possible auction costs are unknown.

• The property has an EPC rating of E; any compliance or improvement implications require confirmation.

• Condition, services, heating, parking and detailed legal-pack matters are not supplied.

Recommendation

Consider only as a cautious commercial buy-to-let if inspection, legal due diligence and local demand support the £430 pcm asking-rent evidence. Do not rely on BRRR or flipping without a commercial valuation, confirmed costs and finance terms.

Strategy Rating

Analysis Confidence

There is useful same-road sales evidence, an advertised rent and clear auction pricing, but the sales are not clearly comparable commercial assets and key costs, condition, achievable rent, valuation and finance terms are unavailable.