33-34 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 Bank of Scotland Plc, which is holding over at £40,000 per annum.

Accommodation

Retail unit and upper parts

Location

The property occupies a 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 22.22% gross yield on the stated £40,000 per annum passing rent. No completed sales, specific rental comparables or formal valuation evidence was supplied, so GDV and a supported maximum bid cannot be established. The investment is leasehold, occupied by Bank of Scotland Plc and currently holding over, with lease-renewal negotiations underway.

Investment Snapshot

Strategy Recommendation

Consider only as an income-led retail investment, subject to satisfactory legal due diligence and agreement of a robust occupational lease renewal. Do not rely on BRRR or flip assumptions without valuation and cost evidence.

Works Required

No physical refurbishment works are evidenced. The key action is legal and occupational due diligence, including confirmation of the holding-over position, rent, lease terms and renewal negotiations.

Rental & Market Context

Potential BRRR Position

BRRR analysis cannot be completed because no supported GDV, refurbishment budget, buyer costs or refinance valuation is available. The long leasehold term is noted, but the occupational lease has expired and renewal remains under negotiation.

Buy-to-Let Analysis

The stated passing rent is £40,000 per annum, equivalent to approximately £3,333.33 per month. Against the £180,000 guide, the gross yield is approximately 22.22%. Net yield cannot be established because buyer fees, VAT applicability, operating costs and other charges are not supplied. Income security depends on the holding-over tenant and successful lease renewal.

Flip Analysis

A flip appraisal cannot be supported because there is no completed-sales evidence, GDV, refurbishment budget or supported selling-cost allowance. The supplied evidence supports an income-investment assessment rather than a resale appraisal.

Investor Risks & Due Diligence

• The occupational lease expired on 16.11.2026 and the tenant is holding over.

• Lease-renewal negotiations have begun but no agreed renewal terms are supplied.

• The buyer fee is not stated, and VAT may apply to the sale.

• Other seller charges may apply under the Special Conditions of Sale.

• No completed-sales or sufficiently specific external rental comparables were supplied.

• Net income and net yield cannot be assessed because operating costs and property outgoings are not supplied.

• The property is leasehold, with the head lease expiring on 31.03.2155.

Recommendation

Consider only as an income-led retail investment, subject to satisfactory legal due diligence and agreement of a robust occupational lease renewal. Do not rely on BRRR or flip assumptions without valuation and cost evidence.

Strategy Rating

Analysis Confidence

Passing rent, guide price, occupancy, tenure and lease information are supplied, but there are no completed comparables, external rental evidence, buyer fee, VAT position, operating costs, refurbishment costs or formal valuation.