45-47 North Parade, Bradford, West Yorkshire

Description

High yielding retail investment occupying a prominent pitch. Arranged as a ground floor shop with ancillary upper parts. Key features include: retail unit and upper parts; let to The Record Cafe Limited (holding over); asset management potential to agree a new lease or increase rents; approximately 89.09 sq m (959 sq ft); investment let at £10,000 pa.

Accommodation

Ground floor shop with ancillary upper parts; approximately 89.09 sq m (959 sq ft)

Location

Prominent pitch in Bradford, West Yorkshire

Tenure / Property Information

Investment Analysis

Freehold retail investment of approximately 959 sq ft, occupied by The Record Café Limited at a stated passing rent of £10,000 per annum. The guide price implies a gross income yield of approximately 14.29% before costs. The two supplied Bradford comparable sales (£125,000 and £225,000) relate to 33 North Parade and are described only as “Other”; they are not sufficiently detailed or directly comparable to support a reliable GDV or market value range. Buyer fees, VAT treatment and any seller’s charges are unconfirmed.

Investment Snapshot

Strategy Recommendation

Prioritise income retention and lease management rather than a flip or refurbishment-led strategy. Only proceed after verifying the occupational documents, tenant position, VAT treatment, auction fees and property condition.

Works Required

No physical refurbishment works are identified in the supplied evidence. The main potential action is asset management: agreeing a new lease with the tenant or reviewing the rent, subject to negotiation and legal advice.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR analysis cannot be completed reliably because no GDV, refurbishment budget, finance costs or confirmed acquisition charges are supplied. The guide-price income yield is attractive on a gross basis, but refinancing proceeds cannot be calculated without a supported valuation.

Buy-to-Let Analysis

The stated passing rent is £10,000 per annum, equivalent to approximately £833.33 pcm. Against the £70,000 guide, the gross yield is approximately 14.29% before acquisition costs, VAT, finance, insurance, repairs, voids and management. The tenant is holding over, so lease security and renewal terms require investigation. Net yield cannot be established from the supplied evidence.

Flip Analysis

A flip analysis cannot be supported. No condition-based refurbishment scope, resale valuation or selling-cost allowance is provided. The supplied sales at 33 North Parade are insufficiently detailed and not established as comparable evidence for this property.

Investor Risks & Due Diligence

• Tenant is holding over, creating uncertainty over lease security, renewal terms and future income.

• Buyer premium amount is unspecified and VAT may apply to the sale price.

• Seller’s special conditions may contain additional seller’s charges or VAT provisions.

• The supplied comparable sales are for a different property and have materially different prices, limiting valuation confidence.

• No EPC, condition, operating-cost or property-management information is supplied.

Recommendation

Prioritise income retention and lease management rather than a flip or refurbishment-led strategy. Only proceed after verifying the occupational documents, tenant position, VAT treatment, auction fees and property condition.

Strategy Rating

Analysis Confidence

Passing rent, guide price, tenure, occupancy and floor area are supplied, but valuation evidence is limited, the lease is holding over, and buyer fees, VAT, condition and refurbishment costs are unconfirmed.