296 Lytham Road, Blackpool, Lancashire

Description

Partially Tenanted - Ground Floor Retail with x3 Flats Above. This mixed-use property resides on Lytham Road in South Shore Blackpool. The property consists of commercial premises on the ground floor and three flats above.

Accommodation

Commercial premises: ground-floor shop front area, office space and WCs totalling approximately 850 sq ft, with access to a basement used as storage totalling approximately 500 sq ft. Flat 1: first-floor studio flat comprising living room/bedroom, kitchen and shower room; currently vacant and previously used by the current owners as storage space. Flat 2: one-bedroom flat comprising living room, kitchen, bedroom and shower room; currently tenanted at £650pcm / £7,800pa. Flat 3: second-floor two-bedroom flat comprising open-plan kitchen/living room, two bedrooms and bathroom; currently tenanted at £725pcm / £8,700pa.

Location

Lytham Road in South Shore Blackpool.

Tenure / Property Information

Investment Analysis

The £95,000 guide is broadly comparable with 320 Lytham Road (£95,000, September 2025), but the comparable is recorded only as “Other” and lacks accommodation or condition detail. The £171,500 sale at 294 Lytham Road is older and also lacks specification. A supported GDV or market value cannot therefore be established.

Investment Snapshot

Strategy Recommendation

Consider only as an income-led mixed-use hold, subject to legal-pack review, inspection and confirmation of the commercial and vacant-flat potential.

Works Required

No refurbishment works are evidenced. Inspect the vacant Flat 1, commercial premises and common areas, and budget only after obtaining a survey and reviewing the legal pack.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR cannot be reliably assessed because no supported GDV, refurbishment budget or refinance valuation is available. At the guide, the known purchase price plus the minimum buyer administration charge is £98,600, excluding disbursements and works.

Buy-to-Let Analysis

The two tenanted flats provide stated passing rent of £1,375 pcm (£16,500 pa). This excludes any income from the commercial premises and vacant Flat 1, so the calculated 17.37% gross yield on the £95,000 guide is not a whole-property stabilised yield. Flat 2 rent includes council tax, and both tenancies are periodic.

Flip Analysis

A flip surplus cannot be calculated because no supported GDV, condition assessment, refurbishment budget or selling-cost allowance is provided. The supplied comparables are insufficiently detailed for a resale valuation.

Investor Risks & Due Diligence

• Commercial rental income is not provided.

• Flat 1 is vacant and has previously been used for storage.

• Flat 2 and Flat 3 are occupied on periodic tenancies.

• Flat 2 rent includes council tax, reducing comparability with net rental income.

• Buyer disbursements and other legal or transfer charges may be payable.

• No condition or refurbishment-cost evidence is supplied.

Recommendation

Consider only as an income-led mixed-use hold, subject to legal-pack review, inspection and confirmation of the commercial and vacant-flat potential.

Strategy Rating

Analysis Confidence

The existing residential rents and guide price are supplied, but there is no commercial rent, no Flat 1 rent, limited comparable detail, no condition report and no GDV or works evidence.