36a New King Street, City Centre, Bath BA1 2BN

Description

A freehold mixed use corner property of approximately 2,406 sq ft comprising a ground floor commercial unit plus large basement, a self-contained first floor flat and a self-contained 2 / 3 bedroom maisonette on the top floors. The property is described as suitable for investment, a family home and an extra flat.

Accommodation

Ground floor commercial unit plus large basement; self-contained first floor flat; self-contained 2 / 3 bedroom maisonette on the top floors.

Location

New King Street is situated in the very heart of Bath, with The Circus, Brock Street and The Royal Crescent a stroll away. Milsom Street and Bath city centre are within walking distance. Bath Spa train station provides access to London Paddington and the M4 Junction 18 is approximately 10 miles distant.

Tenure / Property Information

Investment Analysis

The guide is £425,000 plus the £1,800 including VAT buyer premium, giving a minimum known guide-plus-premium outlay of £426,800 before any other costs. Land Registry evidence shows nearby New King Street freehold sales at £1,050,000 and £1,160,000 in 2021–2022, but these are different properties and do not provide a sufficiently reliable GDV for this 2,406 sq ft mixed-use building. No supported refurbishment cost, rental evidence or formal valuation is supplied.

Investment Snapshot

Strategy Recommendation

Do not set a bid based on the supplied evidence alone. Obtain the legal pack, inspect the property, verify the commercial and residential accommodation, establish separate market values and rents, and obtain a priced schedule of works before bidding.

Works Required

No specific defects or required works are evidenced. Allow for inspection and verification of the commercial unit, basement, two self-contained residential units, services, EPC information and legal-pack matters before bidding; no numerical works allowance is supported.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed reliably without supported rent, refurbishment costs, GDV and finance assumptions. The freehold mixed-use configuration may require separate commercial and residential underwriting.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental comparables or auctioneer rent estimate are supplied. The building includes a commercial unit and two residential units, so income, demand and valuation would need to be assessed separately.

Flip Analysis

A flip surplus cannot be calculated. The nearby completed sales indicate substantial local values, but they are not sufficiently comparable to establish the subject property's GDV, and no works or selling-cost allowance is supplied.

Investor Risks & Due Diligence

• No sufficiently specific rental evidence or passing rent is supplied.

• The nearby sold comparables are different properties and may not reflect this mixed-use building.

• Condition and refurbishment requirements are not evidenced, including for the large basement and commercial unit.

• EPC information is deferred to the legal pack.

• The mixed-use layout requires separate assessment of commercial and residential value, demand and financing.

Recommendation

Do not set a bid based on the supplied evidence alone. Obtain the legal pack, inspect the property, verify the commercial and residential accommodation, establish separate market values and rents, and obtain a priced schedule of works before bidding.

Strategy Rating

Analysis Confidence

The evidence confirms tenure, mixed-use accommodation, vacancy, guide price, buyer premium and nearby completed sales, but provides no property-specific valuation, rent, condition, works cost or EPC detail.