31 Lyndale Road, St George, Bristol BS5 7AA

Description

Freehold development opportunity with planning granted for conversion of the ground floor commercial unit into a large two-bedroom flat. The existing first-floor flat requires modernisation. Potential for continued commercial use and scope for alternative layouts, subject to gaining the necessary consents.

Accommodation

Ground floor commercial unit most recently used as a veterinary practice (Use Class E), with planning application 26/13656/F for conversion to a self-contained flat. The first floor comprises an existing self-contained flat requiring modernisation, with scope to rearrange the layout to create a self-contained two-bedroom flat.

Location

Lyndale Road is located in the suburb of St George. Local amenities and services are nearby, including Church Road with independent retailers, pubs, bars, cafes and restaurants. Bristol City Centre is approximately three miles away.

Tenure / Property Information

Investment Analysis

The £250,000+++ guide is the only pricing evidence supplied. No HM Land Registry comparables, formal valuation, GDV or project-cost evidence is provided. The property is a vacant freehold corner mixed-use building comprising an existing first-floor flat and a ground-floor Use Class E unit with planning application 26/13656/F for residential conversion. Market value and development value cannot be reliably estimated from the supplied evidence.

Investment Snapshot

Strategy Recommendation

Treat as a planning-led development opportunity rather than an established BTL. Obtain a measured scope, contractor costs, planning and building-control confirmation, and local sales evidence before bidding. Do not rely on the guide or asking-rent evidence alone.

Works Required

Convert the ground-floor commercial unit into a self-contained flat in accordance with planning application 26/13656/F, subject to all necessary consents. Modernise the existing first-floor flat and consider the described layout rearrangement to create a self-contained two-bedroom flat. The supplied evidence does not specify the scope or cost of internal, structural, services or compliance works.

Rental & Market Context

Potential BRRR Position

A BRRR assessment cannot be completed because GDV, refurbishment cost and finance assumptions are not supplied. The known purchase price plus buyer premium would be £251,800 before works and other costs, but total project cost and refinance proceeds cannot be established.

Buy-to-Let Analysis

The supplied £1,395 pcm Zoopla listing is an advertised asking rent for a two-bedroom Bristol property, not an achieved rent or a confirmed comparable. On a conservative illustrative basis using one two-bedroom unit, annual rent is £16,740 and gross yield on the £250,000 guide is approximately 6.70%. If both residential units are delivered and each achieves £1,395 pcm, the illustrative gross rent would be £2,790 pcm and yield approximately 13.39%. Works, operating costs, finance, voids and the achievable rent are unconfirmed.

Flip Analysis

A flip surplus cannot be calculated because there are no sold comparables, supported GDV, refurbishment allowance or selling-cost allowance. The opportunity depends on delivering the ground-floor conversion and modernising the first-floor flat, with the required consents and costs unverified.

Investor Risks & Due Diligence

• No sold comparable evidence or formal GDV is supplied.

• Refurbishment and conversion costs are entirely unquantified.

• Ground-floor residential conversion and any alternative layout remain subject to the necessary consents and implementation requirements.

• Advertised rental evidence is not achieved rent and may not represent either proposed unit.

• The property is vacant, so there is no passing income.

• The EPC is rated E.

• The auction guide is £250,000+++ and the £1,800 buyer premium is payable on exchange; other acquisition and finance costs are not supplied.

• An extended eight-week completion period applies unless earlier completion is mutually agreed.

Recommendation

Treat as a planning-led development opportunity rather than an established BTL. Obtain a measured scope, contractor costs, planning and building-control confirmation, and local sales evidence before bidding. Do not rely on the guide or asking-rent evidence alone.

Strategy Rating

Analysis Confidence

The description, tenure, vacancy, planning reference, guide and one advertised residential rent are supplied, but there are no sold comparables, GDV, refurbishment costs, confirmed achieved rents, full planning details or project-cost assumptions.