48 High Street, Holywell, Clwyd CH8 7LE

Description

The property comprises a high yielding convenience store investment occupying a prominent high street pitch. Arranged as a ground floor retail unit with residential upper parts, the ground floor is let to BSC Retail and Wholesale Trading Group on a seven year lease expiring 04.11.2027 and paying £12,480 per annum. The upper parts comprise two flats which are sold off on a single long leasehold expiring 2130 (104 years unexpired) at a peppercorn ground rent.

Accommodation

Ground floor retail unit and two residential flats in the upper parts

Location

Prominent pitch fronting Holywell High Street, the principal retail pitch in the town, characterised by a mix of local and national occupiers.

Tenure / Property Information

Investment Analysis

The latest supplied completed sale for the same property was £72,000 on 14 August 2025. Earlier sales were £115,000 in January 2021 and £40,000 in November 2020, showing substantial price variability. A cautious base GDV of £72,000 is used, with £40,000 low and £115,000 high evidence scenarios. The £85,000 guide is above the latest comparable sale. The freehold retains the ground-floor retail investment, while the two upper flats are sold off on a long leasehold until 2130 at a peppercorn rent.

Investment Snapshot

Strategy Recommendation

Income-led commercial investment only if the tenant covenant, lease terms and 2027 renewal prospects are satisfactory. The guide should be negotiated cautiously because it exceeds the latest same-property sale and no upper-floor income accrues to the freeholder.

Works Required

No refurbishment works are evidenced. Verify the retail unit, lease documentation, tenant covenant, upper-parts lease and building condition before bidding; no works allowance has been included.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

No refurbishment budget or value uplift is evidenced. Using the latest same-property sale as the base GDV gives a 75% refinance estimate of £54,000 against £85,000 purchase cost, leaving approximately £31,000 before finance, tax and other costs. The strategy is therefore dependent on rent retention and refinancing terms rather than refurbishment uplift.

Buy-to-Let Analysis

At the £85,000 guide, the stated ground-floor passing rent of £12,480 per annum equates to a 14.68% gross yield. This is based only on the retail tenant's rent; the two upper flats generate no stated income to the freeholder because they are sold off on a long leasehold. Net yield cannot be established because operating costs, insurance, maintenance, voids and other charges are not supplied. The retail lease expires on 04.11.2027, creating renewal and re-letting risk.

Flip Analysis

Using the £72,000 base GDV and the £85,000 guide as total known project cost produces a £13,000 shortfall before selling costs. The £40,000 to £115,000 completed-sale range demonstrates significant uncertainty, and no supported selling allowance is available.

Investor Risks & Due Diligence

• Ground-floor lease expires on 04.11.2027, creating renewal, rent and re-letting risk.

• The two upper flats are sold off on a long leasehold and provide no stated rental income to the freeholder.

• Completed sales for the same property range from £40,000 to £115,000, indicating material valuation uncertainty.

• No refurbishment, operating-cost, buyer-cost, finance or selling-cost information is supplied.

• The stated gross yield is before all property, finance, tax, insurance, maintenance and void costs.

Recommendation

Income-led commercial investment only if the tenant covenant, lease terms and 2027 renewal prospects are satisfactory. The guide should be negotiated cautiously because it exceeds the latest same-property sale and no upper-floor income accrues to the freeholder.

Strategy Rating

Analysis Confidence

The analysis has a current passing rent, lease information and three completed sales for the same property, but lacks external rental comparables, condition evidence, operating costs, fees and detailed legal documentation.