29 Back Clarendon Road, Blackpool, Lancashire

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 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 easy access to major transport links.

Tenure / Property Information

Investment Analysis

Same-street completed sales range from £47,000 to £80,000, including £60,000 in January 2025. However, the comparables are residential and not directly comparable to this detached commercial workshop and office building. A £60,000 base GDV is therefore an uncertain evidence-based estimate.

Investment Snapshot

Strategy Recommendation

Consider a commercial hold only if the £430 pcm asking rent is validated and surveys/legal due diligence confirm suitability. Avoid relying on the residential comparables for a firm resale value.

Works Required

No specific defects or refurbishment requirements are evidenced. Allow for inspection, compliance checks and any works identified in the legal pack or survey. EPC rating E should be reviewed for potential energy-efficiency requirements.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the guide, assumed purchase plus known minimum admin charge is £50,600 before legal, search, finance and other disbursements. A 75% refinance against the £60,000 base GDV would be approximately £45,000, leaving indicative cash of £5,600 before finance and tax. Actual commercial refinanceability is unconfirmed.

Buy-to-Let Analysis

Commercial letting rather than residential BTL. The £430 pcm figure is an advertised asking rent, not achieved or passing rent. At the £47,000 guide, gross yield is approximately 10.98%; including the £3,600 minimum admin charge, it is approximately 10.20%, before other costs, voids and operating expenses.

Flip Analysis

Using the £60,000 base GDV and £50,600 purchase-plus-known-cost basis gives £9,400 before selling costs, finance, tax and any works. No supported selling allowance or refurbishment budget is available, so a net flip surplus cannot be established.

Investor Risks & Due Diligence

• Residential sold comparables may not reflect commercial value.

• £430 pcm is an advertised asking rent, not verified passing income.

• Condition, compliance and required works are not evidenced.

• Additional legal, search, seller-cost and transfer disbursements may apply.

• Commercial refinance terms and valuation are unconfirmed.

• EPC rating E may require further review for future letting or compliance.

Recommendation

Consider a commercial hold only if the £430 pcm asking rent is validated and surveys/legal due diligence confirm suitability. Avoid relying on the residential comparables for a firm resale value.

Strategy Rating

Analysis Confidence

There is useful same-street sale and rental evidence, but the sales are residential comparables, the rent is only advertised, condition and works are unquantified, and additional auction costs are unknown.