361 Pensby Road, Heswall, Wirral, Merseyside

Description

The property consists of a ground floor commercial unit, a workshop / industrial storage unit to the rear and a 3 bed flat above.

Accommodation

Ground floor commercial unit, workshop / industrial storage unit to the rear and a 3 bed flat above.

Location

Walking distance of Pensby's local amenities and convenient bus links into Liverpool.

Investment Analysis

The property is mixed use, comprising a ground-floor commercial unit, rear workshop/storage and a three-bedroom flat. The £230,000+ guide is not a formal valuation. The only identified sale of 361 Pensby Road was £175,000 in November 2021, while the other supplied comparables are mainly semi-detached residential properties and are not sufficiently comparable to establish a current mixed-use GDV. The 2.4% buyer premium at the guide price is £5,520, before any additional special-condition fees.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. Obtain the legal pack, tenure and lease information, inspect all commercial, workshop and residential areas, verify use and compliance, and obtain separate rental and valuation advice before setting a maximum bid.

Works Required

No specific works can be supported from the supplied evidence. The commercial unit, rear workshop/storage and flat require inspection, together with review of any required statutory, repair or compliance works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR cannot be underwritten from the supplied evidence. Current value, refurbishment cost, rent, tenure, lease arrangements and refinanceability are all unconfirmed. The known purchase cost at the £230,000 guide would include a £5,520 buyer premium, plus any applicable additional fees.

Buy-to-Let Analysis

BTL returns cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate was supplied. The mixed-use configuration also means the flat and commercial elements should be assessed separately, subject to confirming the lease, occupancy and permitted use arrangements.

Flip Analysis

A flip appraisal cannot be supported because there is no current comparable mixed-use valuation, condition schedule, works budget or supported selling-cost allowance. The 2021 sale of the same address at £175,000 is historic and does not establish current GDV.

Investor Risks & Due Diligence

• Tenure, lease and occupancy information is not supplied.

• No sufficiently specific rental evidence is available, preventing yield analysis.

• Condition and refurbishment requirements for the commercial unit, workshop/storage and flat are unknown.

• The supplied residential comparables are not sufficiently comparable to the mixed-use property.

• Additional fees may be listed in the Special Conditions of Sale.

• Commercial and residential use, compliance and refinanceability are unconfirmed.

Recommendation

Do not bid on the current evidence alone. Obtain the legal pack, tenure and lease information, inspect all commercial, workshop and residential areas, verify use and compliance, and obtain separate rental and valuation advice before setting a maximum bid.

Strategy Rating

Analysis Confidence

The evidence confirms the mixed-use accommodation, guide price, buyer premium and limited historic sales data, but provides no tenure, lease, occupancy, condition, rental, EPC, costs or current mixed-use valuation evidence.