39-41 Great Darkgate Street, Aberystwyth, Dyfed

Description

Comprising 2 retail units arranged over ground floor with upper floors sold off on long leases. Part let to Crew Clothing Co. Limited on a lease expiring 2029. Situated within Aberystwyth’s established retailing and commercial thoroughfare. VAT is applicable.

Accommodation

Total accommodation of approx. 150.81 sq m (1,623 sq ft). Two retail units arranged over ground floor, including a vacant retail unit.

Location

Aberystwyth is an attractive and busy resort and university town on the west coast of Wales. The town is served by the A487 and A44. The property is situated in the town centre, on the north side of Great Darkgate Street, between its junction with Bridge Street and Market Street. Aberystwyth Rail Station is located 360m from the property and provides services to Shrewsbury and Birmingham New Street. Nearby occupiers include Sense, Vision Express, New Look, Accessorize, Superdrug, Holland & Barrett, Specsavers and Waterstones.

Tenure / Property Information

Investment Analysis

The guide of £150,000–£160,000 is below the supplied same-street sold evidence, which ranges from £140,000 to £320,000. Relevant examples include 18 Great Darkgate Street at £225,000 in October 2025 and 40 Great Darkgate Street at £251,000 in January 2025. A base GDV estimate of £225,000 is used, but the comparables are recorded only as “Other” and do not confirm identical accommodation, income or lease structures. VAT, fees, rent and physical condition are not quantified, so this is a broad indicative estimate rather than a formal valuation.

Investment Snapshot

Strategy Recommendation

Do not bid on yield or BRRRR assumptions until the rent roll, lease terms, VAT treatment, title and vacant-unit condition are verified. At most, treat this as a cautious commercial freehold acquisition benchmarked against the supplied sales evidence.

Works Required

No physical defects or refurbishment requirements are evidenced. Allow for inspection, vacant-unit marketing and any statutory, repair or redecoration works identified by survey, but no numeric works allowance can be supported. Review the Crew Clothing lease, long leases of the upper floors, VAT position and title before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

On the base GDV estimate, 75% refinance proceeds would be approximately £168,750. However, refurbishment costs, purchase VAT, buyer costs, finance costs and rental income are unknown, so cash left in, equity and refinance viability cannot be calculated. The vacant retail unit and 2029 lease expiry require specific underwriting.

Buy-to-Let Analysis

BTL analysis cannot be completed because no passing rent, vacant-unit rent estimate or sufficiently specific rental comparables are supplied. The property is only partly let, with the Crew Clothing lease expiring in 2029, and the upper floors are sold off on long leases. Yield, income coverage and a maximum bid therefore cannot be established.

Flip Analysis

The supplied comparables indicate a broad £140,000–£320,000 same-street sales range, with recent examples at £225,000 and £251,000. A flip surplus cannot be calculated because works, VAT, acquisition costs, finance costs and selling costs are unsupported. The base GDV estimate is not a guaranteed resale value.

Investor Risks & Due Diligence

• VAT is applicable, but the amount and recoverability are not supplied.

• One retail unit is vacant, with no supported rental estimate or letting costs.

• The Crew Clothing lease expires in 2029, creating future renewal or reletting uncertainty.

• The upper floors are sold off on long leases, limiting control over those areas.

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

• The sold comparables vary materially in price and do not confirm identical accommodation or lease structures.

Recommendation

Do not bid on yield or BRRRR assumptions until the rent roll, lease terms, VAT treatment, title and vacant-unit condition are verified. At most, treat this as a cautious commercial freehold acquisition benchmarked against the supplied sales evidence.

Strategy Rating

Analysis Confidence

There is useful same-street sold evidence and a stated guide price, but no rent, condition, EPC, lease income, VAT amount, buyer fees or detailed comparable specifications are supplied.