36 Westbourne Street, Walsall

Description

A vacant freehold detached garage/workshop with potential for development/redevelopment subject to planning. A detached garage/workshop with ancillary accommodation, situated on a large plot, which may be suitable for development/redevelopment, subject to obtaining the necessary planning consents.

Accommodation

Ground Floor: Workshop area with inspection pit. First Floor: Landing, Reception Room, Bedroom, Kitchen, Shower Room/WC. Outside: Yard/Car park and Garage. The flat benefits from double glazing. Site area: 0.148 acres (0.060 hectares).

Tenure / Property Information

Investment Analysis

No completed sales or other valuation evidence is supplied. The £20,000+ guide is not a formal valuation. The property is a vacant freehold workshop/garage with ancillary one-bedroom accommodation on a 0.148-acre plot, but any development/redevelopment value is expressly subject to planning consent. GDV cannot be supported from the evidence.

Investment Snapshot

Strategy Recommendation

Treat as a planning-led opportunity rather than an established BTL or flip. Proceed only after satisfactory legal, planning, condition and use verification, and bid solely against a price justified by the existing lawful property and confirmed costs.

Works Required

Obtain planning and legal advice regarding any proposed development or change of use. Inspect and repair only evidenced or subsequently identified defects, and verify the condition, services, inspection pit, workshop, ancillary accommodation and external yard/car park. No refurbishment allowance can be supported from the supplied evidence.

Rental & Market Context

Potential BRRR Position

A BRRR assessment cannot be completed because there is no supported GDV, refurbishment budget, valuation evidence or refinance basis. Development potential is subject to obtaining planning consent, so refinance assumptions should not be made from the guide price.

Buy-to-Let Analysis

The only rental evidence is an £800 pcm advertised asking rent for a one-bedroom property in WS4; it is not an achieved rent and may not directly apply to this ancillary accommodation. At the £20,000 guide, this implies a headline gross yield of 48% before the £2,700 administration charge, works, taxes, finance, insurance, maintenance and other costs. Lawful residential use and suitability as a self-contained rental must be verified.

Flip Analysis

A flip appraisal cannot be supported without completed comparables, planning consent, a refurbishment/development budget, resale evidence and selling-cost assumptions. The 0.148-acre site may have potential, but no value should be attributed to that potential without evidence.

Investor Risks & Due Diligence

• Any development or redevelopment is subject to obtaining the necessary planning consents.

• No completed sales or formal valuation evidence is supplied.

• The £800 pcm figure is an advertised asking rent, not an achieved rent, and may not apply to the ancillary accommodation.

• The lawful use, self-contained status and letting suitability of the accommodation are not confirmed.

• No condition report or refurbishment cost evidence is supplied.

• Additional costs may be set out in the Special Conditions and are not supplied; stamp duty and government taxes are excluded.

• The £2,700 administration charge is payable on the fall of the gavel or at the end of the online auction.

Recommendation

Treat as a planning-led opportunity rather than an established BTL or flip. Proceed only after satisfactory legal, planning, condition and use verification, and bid solely against a price justified by the existing lawful property and confirmed costs.

Strategy Rating

Analysis Confidence

The description, tenure, guide, administration charge, site area and one advertised rent are supplied, but there are no completed comparables, planning information, condition assessment, refurbishment costs, legal-pack costs, valuation or confirmed rental status.