29 Market Square, Shipley, West Yorkshire

Description

High yielding retail investment opportunity occupying a prominent pitch on a popular parade. The property comprises a retail unit and upper parts let to Specsavers Optical Superstores Limited, holding over at £31,000 per annum.

Accommodation

Retail unit and upper parts comprising approximately 87.61 sq m (943 sq ft)

Location

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 £180,000 guide implies a gross yield of approximately 17.22% against the stated £31,000 per annum rent. This is based on the existing occupational rent to Specsavers, which is holding over rather than supported by a current fixed-term lease. No completed sales, formal valuation or sufficient market-rent evidence is supplied, so GDV and market value cannot be independently estimated.

Investment Snapshot

Strategy Recommendation

Consider only as an income-led commercial investment, subject to verifying the holding-over arrangement, tenant covenant, rent terms, lease documentation, liabilities and all auction costs. Do not rely on the headline yield without confirming continued occupation and rent payment.

Works Required

No refurbishment works are identified in the supplied evidence. Any works, compliance requirements or landlord obligations should be confirmed before bidding.

Rental & Market Context

Potential BRRR Position

A BRRR assessment cannot be completed because no GDV, refurbishment budget, finance terms or refinance evidence is supplied. The long head lease expires in 2155, but the occupational lease is holding over, creating uncertainty over future income and refinanceability.

Buy-to-Let Analysis

At the £180,000 guide, the stated £31,000 annual rent produces a gross yield of approximately 17.22% before finance, tax, maintenance, insurance, voids and transaction costs. The rent is existing occupational rent rather than an independent market-rent estimate, and the tenant is holding over after the stated occupational lease expiry.

Flip Analysis

A flip analysis cannot be supported because no completed sales comparables, GDV or refurbishment costs are supplied. The evidence describes an income-producing retail investment rather than a refurbishment or resale opportunity.

Investor Risks & Due Diligence

• The occupational lease expired on 27.10.2025 and the tenant is holding over, so continued occupation and future rent terms are uncertain.

• The stated £31,000 rent is existing occupational rent, not an independently supported market-rent assessment.

• Buyer premium, administration charge and other acquisition costs are not supplied.

• No condition, compliance, EPC or refurbishment information is provided.

• No completed sales evidence or formal valuation is supplied to support the guide price or a GDV.

Recommendation

Consider only as an income-led commercial investment, subject to verifying the holding-over arrangement, tenant covenant, rent terms, lease documentation, liabilities and all auction costs. Do not rely on the headline yield without confirming continued occupation and rent payment.

Strategy Rating

Analysis Confidence

The guide price, stated rent, tenant, tenure and lease dates are supplied, but there are no completed sales comparables, formal valuation, condition report, refurbishment costs, EPC, buyer fees or confirmed current lease terms.