3 Finkle Street, Kendal, Cumbria

Description

Commercial investment property. Large, vacant retail premises located in the heart of Kendal town centre with a double fronted shop window. The property is over 3 floors with a total net area of 1654 sq ft. Good investment property.

Accommodation

Ground Floor 815 sq ft; Landing Area 19 sq ft; First Floor 364 sq ft; Second Floor 456 sq ft

Location

Located in the heart of Kendal town centre.

Tenure / Property Information

Investment Analysis

The £95,000 guide is below several recorded sales on Finkle Street, including £152,750 and £300,000, but the evidence does not provide their sizes, condition, tenure details or comparability. The £2,500 sale appears anomalous and cannot support a valuation. No reliable GDV can therefore be calculated for this 1,654 sq ft vacant commercial property. The property is subject to VAT on the sale price, and buyer premium, legal-pack disbursements and other charges are not quantified.

Investment Snapshot

Strategy Recommendation

Do not bid on yield or resale assumptions from the supplied evidence alone. Proceed only after confirming the legal-pack tenure, VAT and disbursements, obtaining a commercial rental opinion and inspecting the vacant premises.

Works Required

No physical defects or refurbishment requirements are identified in the supplied evidence. The premises may require letting or occupation preparation, but the scope and cost cannot be estimated without inspection and the legal pack.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR analysis is unsupported because there is no reliable GDV, refurbishment budget, subject rent or refinance valuation. The property is vacant, so there is no evidenced income during the initial ownership period. Legal-pack tenure, VAT treatment and all acquisition costs should be confirmed before considering a refinance strategy.

Buy-to-Let Analysis

A BTL-style commercial investment assessment cannot be completed because there is no passing rent or subject-property rent estimate. The £500 pcm figure relates to an advertised asking rent for 30 Finkle Street, not this property, and is not an achieved rent. At the £95,000 guide, the known minimum admin charge is £1,500, but VAT and other purchase costs remain unquantified.

Flip Analysis

A flip surplus cannot be calculated. Although nearby completed sales provide broad market context, their floor areas and condition are unavailable and they are not demonstrated to be comparable with this 1,654 sq ft three-storey retail property. VAT, selling costs and any works are also unquantified.

Investor Risks & Due Diligence

• Vacant commercial premises with no passing rent.

• The supplied £500 pcm rent is an advertised asking rent for another property and cannot establish this property's income.

• VAT is payable on the sale price, but the applicable treatment and rate are not quantified in the evidence.

• Buyer premium, legal-pack disbursements, sellers' costs, searches and transfer fees may be payable but are not quantified.

• Tenure and other legal details are stated to be in the legal pack and have not been supplied.

• Comparable sales are not supported by floor areas or condition details, limiting valuation reliability.

• No condition evidence or refurbishment budget is available.

Recommendation

Do not bid on yield or resale assumptions from the supplied evidence alone. Proceed only after confirming the legal-pack tenure, VAT and disbursements, obtaining a commercial rental opinion and inspecting the vacant premises.

Strategy Rating

Analysis Confidence

The property size, location, guide price, vacancy, EPC and several nearby completed sales are supplied, but there is no reliable subject rent, condition survey, tenure detail, comparable floor-area data, GDV evidence or complete fee schedule.