40 Market Square, Shipley, West Yorkshire

Description

High yielding retail investment opportunity occupying a prominent pitch on a popular parade. The property comprises a retail unit and upper parts let to Holland & Barrett, which is holding over at £29,500 per annum. Negotiations have begun to renew the lease.

Accommodation

Approximately 243.31 sq m (2,619 sq ft)

Location

Occupies a prominent pitch forming part of a popular parade. The area is characterised by national retailers including Iceland, Specsavers, The Works and Superdrug.

Tenure / Property Information

Investment Analysis

The £180,000 guide equates to approximately 6.1 times the stated annual rent of £29,500, producing a gross yield of approximately 16.4% on the guide. No completed sales, external rental comparables, formal valuation or renewal rent are supplied, so GDV and market value cannot be independently estimated. The existing income is subject to the tenant holding over and renewal negotiations.

Investment Snapshot

Strategy Recommendation

Consider only as a commercial income investment subject to satisfactory legal and financial due diligence on the holding-over tenancy and agreed lease renewal. Do not rely on the headline yield without confirming the renewal terms and all ownership costs.

Works Required

No refurbishment works are evidenced. The principal action is to establish the terms and security of the proposed lease renewal, including rent, term and tenant obligations.

Rental & Market Context

Potential BRRR Position

A BRRR assessment cannot be completed because no GDV, refinancing valuation, refurbishment budget, borrowing terms or transaction costs are supplied. The stated rent provides an indicative income yield at the guide, but refinancing capacity cannot be established.

Buy-to-Let Analysis

The stated holding-over rent is £29,500 per annum, equivalent to £2,458.33 per month. At the £180,000 guide, the gross yield is approximately 16.4% before finance, management, maintenance, insurance, tax and transaction costs. This is an existing commercial letting rather than a residential BTL. Income security is uncertain because the lease expired on 02.10.2026 and renewal negotiations are underway.

Flip Analysis

A flip assessment cannot be completed because no supported GDV, refurbishment costs, resale costs or comparable evidence are supplied. The property is presented as an income-producing retail investment, and its value is materially dependent on the lease-renewal outcome.

Investor Risks & Due Diligence

• The lease expired on 02.10.2026 and the tenant is holding over.

• Lease-renewal negotiations are underway, but no agreed renewal terms are supplied.

• The £29,500 annual rent may not continue on the same terms after renewal.

• No external rental comparables or completed sales are supplied to validate the guide or income yield.

• Buyer, administration and other transaction costs are not supplied.

• No EPC, operating-cost, repair, insurance or finance information is supplied.

Recommendation

Consider only as a commercial income investment subject to satisfactory legal and financial due diligence on the holding-over tenancy and agreed lease renewal. Do not rely on the headline yield without confirming the renewal terms and all ownership costs.

Strategy Rating

Analysis Confidence

The guide price, stated annual rent, tenant, accommodation, tenure and lease status are supplied, but there are no sales comparables, external rental evidence, renewal terms, EPC, fees, costs, valuation or refurbishment information.