36-38 Bull Green, and 2 Lord Street, Halifax, West Yorkshire, HX1 5AB

Description

Comprising a shop with two flats above (one subject to a long lease). Shop let on a lease expiring in 2029. Situated in a prominent corner position. Located in a mixed use area just east of the town centre. VAT is not applicable.

Accommodation

Shop with two flats above.

Location

Situated in a mixed use area just to the east of Halifax town centre, in a prominent corner position on the north side of Bull Green at its junction with Lord Street. Halifax is one of West Yorkshire’s principal commercial centres, approximately 6 miles north of Huddersfield, 7 miles south-west of Bradford and 14 miles west of Leeds. Halifax Rail Station is approximately 0.5 miles east of the property.

Tenure / Property Information

Investment Analysis

The property is a freehold mixed-use investment comprising a shop and two flats, with the shop let until 2029 and one flat subject to a long lease. The supplied sold evidence is highly variable (£74,500–£390,000), includes different property descriptions, and does not establish a sufficiently specific market value for this combined asset. No reliable GDV, rental evidence, passing rent, condition assessment or refurbishment budget is supplied. The guide range of £140,000–£160,000 cannot therefore be tested against income or a supported valuation.

Investment Snapshot

Strategy Recommendation

Do not bid on the available evidence alone. Obtain the complete legal pack, lease terms, rent schedule, title information, inspection report and a suitably comparable valuation before considering the property as a mixed-use investment.

Works Required

No specific refurbishment works are evidenced. Obtain and review the leases, inspect the shop and flats, verify repair liabilities, and confirm the condition and accommodation before budgeting any works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR analysis is not supportable from the evidence. There is no reliable GDV, rent, refurbishment cost, finance cost or confirmed leasehold/freehold income profile from which to assess refinance proceeds or cash left in.

Buy-to-Let Analysis

A BTL yield cannot be established because no passing rent, flat rents, shop rent, or sufficiently specific rental comparables are supplied. The existing lease arrangements require review, including the shop lease expiring in 2029 and the long lease affecting one flat.

Flip Analysis

A flip appraisal is not supportable. The supplied comparables are inconsistent in value and property description, while no condition, refurbishment cost, supported GDV or selling allowance is available.

Investor Risks & Due Diligence

• The shop lease expires in 2029, creating future re-letting, renewal or vacancy risk.

• One flat is subject to a long lease, so the owner’s control and income rights need to be confirmed from the lease.

• No passing rents or sufficiently specific rental evidence are supplied, preventing yield analysis.

• The sold comparables vary substantially in price and description and may not represent the subject property.

• Additional seller or third-party charges may apply but are not quantified.

• Condition, repair liabilities, EPC information and operating costs are not supplied.

Recommendation

Do not bid on the available evidence alone. Obtain the complete legal pack, lease terms, rent schedule, title information, inspection report and a suitably comparable valuation before considering the property as a mixed-use investment.

Strategy Rating

Analysis Confidence

Core appraisal inputs are missing, including passing rents, rental comparables, condition, refurbishment costs, lease details, buyer/admin fees and a sufficiently comparable market valuation.