473 Leigh Road, Westhoughton, Bolton, Lancashire BL5 2JH

Description

An investment opportunity in Bolton. This end-terraced commercial property offers vacant possession to the ground floor with the first floor one bedroomed apartment being tenanted. Approx. gross internal area: 92 sq.m / 998 sq.ft. An excellent opportunity for owner-occupiers and investors alike. Spanning approx. 998 sq.ft (92 sq.m), this property is offered with vacant possession to the ground floor and features a self-contained apartment currently achieving £8,340 annually. Also features a rear garden.

Accommodation

Ground floor: open-plan retail unit with storage, kitchenette and WC to the rear, approximately 48 sq.m / 517 sq.ft. First-floor apartment accessed from the front of the building via shared access with separate doorway; comprises an open-plan reception room and fitted kitchen, double bedroom, and fully tiled bathroom with bath and overhead shower, approximately 42 sq.m / 499 sq.ft. Gross internal area stated as approximately 92 sq.m / 988 sq.ft, with the description also stating approximately 998 sq.ft / 92 sq.m.

Location

Situated off Lower Leigh Rd (B5235), with Daisy Hill train station within walking distance and direct routes into Manchester and Wigan town centre.

Tenure / Property Information

Investment Analysis

The two supplied comparables (£80,000 in 2014 and £102,500 in 2016) are leasehold flats/maisonettes and are not sufficiently comparable to this mixed commercial/residential property. They do not support a reliable GDV or market value. The £125,000 guide should therefore not be treated as validated market value.

Investment Snapshot

Strategy Recommendation

Treat as a cautious income-led mixed-use purchase only if the tenanted apartment, vacant retail unit, tenure and special conditions are satisfactorily verified. Do not rely on a flip or BRRR strategy without independent valuation, rent evidence and costings.

Works Required

No specific refurbishment works are evidenced. Verify the condition of the retail unit, apartment, rear garden and shared access before bidding; any works allowance remains unsupported.

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 because no supported GDV, refurbishment budget, tenure or refinance valuation is available. The existing apartment income provides some support for holding, but the vacant ground floor and unknown costs materially weaken the refinance case.

Buy-to-Let Analysis

The first-floor apartment is stated to be tenanted at £8,340 annually, equivalent to £695 pcm. Against the £125,000 guide, this is a 6.67% gross yield before costs, but it reflects only the apartment. The ground-floor retail unit is vacant and no sufficiently specific rental evidence is supplied, so the whole-property BTL yield cannot be established. The 4.8% buyer premium is £6,000 at the guide, subject to the stated minimum, with possible additional special-condition fees.

Flip Analysis

A flip analysis is unsupported. The supplied comparables are dated leasehold flat sales rather than comparable mixed-use sales, no refurbishment budget is provided, and no selling-cost allowance is supplied. GDV and flip surplus are therefore unavailable.

Investor Risks & Due Diligence

• Ground-floor retail unit is vacant and no rental evidence is supplied for it.

• The stated £8,340 annual rent relates only to the first-floor apartment, not the whole property.

• Tenure and lease details are not supplied.

• The comparables are dated leasehold flats/maisonettes and are not directly comparable to this mixed-use property.

• Condition, EPC, heating and parking information are not supplied, so costs and compliance position are uncertain.

• Buyer premium is £6,000 at the guide, subject to the stated minimum, and additional special-condition fees may apply.

Recommendation

Treat as a cautious income-led mixed-use purchase only if the tenanted apartment, vacant retail unit, tenure and special conditions are satisfactorily verified. Do not rely on a flip or BRRR strategy without independent valuation, rent evidence and costings.

Strategy Rating

Analysis Confidence

The apartment rent and auction premium are supplied, but there is no reliable comparable valuation, ground-floor rental evidence, condition information, tenure, lease details, EPC or complete fee schedule.