35-37 High Street, Cranbrook, Kent, TN17 3EE

Description

A period two storey mid-terrace property located in the heart of the popular town of Cranbrook, arranged as a shop on the ground floor and four-bedroom flat on the first floor. Cranbrook boasts a number of local amenities including convenience shops, cafes, independent shops and is within the catchment area of the Cranbrook School.

Accommodation

Ground floor commercial premises: retail area, kitchen, W.C., office/stockroom and further stockroom, previously used as a garage. First floor residential premises: flat with rear access, open plan kitchen/dining room, living room, three bedrooms, bathroom with W.C., entrance hall/porch and a further bedroom with en-suite shower and W.C.

Location

Located in the heart of Cranbrook, which has convenience shops, cafes and independent shops and is within the catchment area of the Cranbrook School.

Tenure / Property Information

Investment Analysis

The supplied completed sales on High Street, Cranbrook range from £215,000 to £330,000, but they comprise different property types and no floor areas, condition details or tenure/use comparability are provided. The £375,000+ guide is above all supplied comparables, so a supported market value or GDV cannot be established. The mixed commercial/residential layout, vacant status, unspecified condition and unknown commercial/residential floor areas further limit the assessment.

Investment Snapshot

Strategy Recommendation

Do not bid on the supplied evidence alone. Obtain a specialist mixed-use valuation, measured accommodation details, EPC information, condition survey, rent evidence and full auction-fee schedule before considering purchase.

Works Required

No specific defects or refurbishment requirements are evidenced. Confirm both EPCs, inspect the commercial and residential accommodation, and obtain condition and compliance information before allowing for works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be supported without a defensible GDV, rent, refurbishment budget and known buyer or administration costs. The guide already exceeds all supplied completed-sale comparables, increasing the need for independent valuation and inspection evidence.

Buy-to-Let Analysis

A BTL assessment cannot be completed because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The property also includes a commercial element, so residential-only yield assumptions would be inappropriate.

Flip Analysis

A flip surplus cannot be calculated because there is no supported GDV, refurbishment allowance or selling-cost allowance. The supplied comparables do not establish a resale value for this mixed-use property.

Investor Risks & Due Diligence

• The £375,000+ guide exceeds all five supplied completed-sale comparables.

• No sufficiently specific rental evidence or auctioneer rent estimate is supplied.

• The property combines commercial and residential accommodation, making valuation and yield assessment use-sensitive.

• Both EPCs are to be confirmed.

• Condition, floor areas, parking and heating details are not supplied.

• Administration and other non-optional buyer costs are unspecified and may be payable in addition to the bid price.

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

Recommendation

Do not bid on the supplied evidence alone. Obtain a specialist mixed-use valuation, measured accommodation details, EPC information, condition survey, rent evidence and full auction-fee schedule before considering purchase.

Strategy Rating

Analysis Confidence

Completed-sale evidence is available, but the comparables are not sufficiently matched to the mixed-use subject and there is no rental, area, condition, EPC, refurbishment or full-fee evidence.