34 Hazlemere Road, Penn, High Wycombe

Description

Freehold detached two storey building formerly a butchers shop, with ground floor commercial accommodation and residential accommodation above. Three bedrooms, corner plot of approximately 474 sq m (5,102 sq ft), development potential for conversion to alternative uses subject to consents, front driveway, rear and side garden, approximate GIA 127 sq m (1,363 sq ft), vacant.

Accommodation

Ground floor - Commercial area, Store room, Wc, Kitchen, Living room. First floor - Three bedrooms, Bathroom/wc. Outside - Front drive way, rear and side garden.

Location

Situated to the west side of Hazlemere Road at the junction with West Avenue. A well established residential area, convenient to the local amenities in Hazlemere. Wider facilities can be found in High Wycombe approximately 1.5 miles to the south west. Transport: High Wycombe Station - National Rail.

Tenure / Property Information

Investment Analysis

The supplied Land Registry comparables on Hazlemere Road range from £531,000 to £1,000,000, but they are described as detached freehold properties and do not establish the value of this vacant former butchers shop with residential accommodation above. The subject's mixed-use configuration, commercial ground floor and potential conversion require separate valuation and planning analysis. No supported GDV, refurbishment budget or maximum bid can therefore be established from the evidence supplied.

Investment Snapshot

Strategy Recommendation

Do not set a bid or proceed on the supplied evidence alone. Obtain planning and use-class advice, inspect condition, verify the commercial/residential title and accommodation, and commission a mixed-use valuation before considering an investment or conversion strategy.

Works Required

No specific condition-related works are evidenced. Any works would depend on the intended use; the description identifies potential conversion to alternative uses subject to consents, but does not provide a defined scheme, specification or cost.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed because no supported GDV, refurbishment cost, buyer fee, seller charges or refinance valuation is available. The property is vacant and potential alternative-use conversion is expressly subject to consents, creating uncertainty over the refinance basis.

Buy-to-Let Analysis

The only rental evidence is a £1,900 pcm advertised asking rent for a three-bedroom property in Thame; it is not an achieved rent and is not stated to relate to Penn or to mixed-use accommodation. Applied mechanically to the £485,000 guide, annual rent of £22,800 indicates approximately 4.7% gross yield before finance, tax, vacancy, management, maintenance and acquisition costs. This is not a robust BTL valuation for the subject.

Flip Analysis

The supplied detached-house comparables indicate a broad local price range, but they are not sufficiently comparable to support a resale GDV for this former commercial/residential property. Without a defined conversion scheme, works budget, GDV and selling-cost allowance, flip surplus cannot be calculated.

Investor Risks & Due Diligence

• The buyer fee is excluded from the £485,000 guide price.

• Seller's special conditions may include additional charges and VAT may apply.

• Potential conversion to alternative uses is subject to obtaining the necessary consents.

• The property is vacant, and no passing rent is evidenced.

• The sold comparables are detached properties and do not directly establish the value of this mixed-use former shop.

• No condition, refurbishment or services information is supplied.

• The rental evidence is an advertised asking rent in Thame, not an achieved rent for this property or location.

Recommendation

Do not set a bid or proceed on the supplied evidence alone. Obtain planning and use-class advice, inspect condition, verify the commercial/residential title and accommodation, and commission a mixed-use valuation before considering an investment or conversion strategy.

Strategy Rating

Analysis Confidence

The property description, tenure, guide price, local sold comparables and one rental asking figure are supplied, but there is no condition report, EPC, planning information, valuation, refurbishment cost, buyer fee or confirmed rent directly comparable to the subject.