48 High Street, Holywell, Clwyd

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 flats forming the residential 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 only supplied comparable is the same property, with completed freehold sales at £40,000 in November 2020, £115,000 in January 2021 and £72,000 in August 2025. The £40,000 sale is a historic low outlier; the latest evidence is £72,000. Against the £85,000 guide, a cautious evidence-based scenario range is £72,000–£115,000, with £85,000 used as the base case. The freehold retains the ground-floor retail income, while the two upper flats are sold off on a long leasehold and provide no stated rental income to the freeholder.

Investment Snapshot

Strategy Recommendation

Consider as a commercial-led income investment only if the lease, tenant covenant and title position are satisfactory. Do not rely on residential income from the upper flats, and avoid assuming a flip profit without a supported resale valuation and full costs.

Works Required

No refurbishment or repair works are identified in the supplied evidence. Allowance assumes no identified works only and excludes any unknown condition, compliance or maintenance requirements.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £85,000 guide, assuming no identified works or supplied acquisition fees, the base project cost is £85,000. A 75% refinance against the £85,000 base GDV would be £63,750, leaving indicative cash of £21,250 before finance, tax and other costs. The refinance outcome is sensitive to valuation and lender treatment of the retail lease and the upper parts sold on long leasehold.

Buy-to-Let Analysis

The stated passing rent is £12,480 per annum (£1,040 pcm) from the ground-floor retail tenant. On the £85,000 guide and with no supplied buyer or admin costs, this implies a 14.68% gross yield. This is an investment yield based on commercial rent, not residential rental evidence; no rent is stated for the two flats because they are sold off on a single long leasehold.

Flip Analysis

A resale analysis cannot establish a reliable flip surplus because no selling allowance, finance costs, taxes or works budget are supplied. Before those costs, the base £85,000 GDV equals the assumed £85,000 acquisition/project cost. The exact-property sales range from £72,000 to £115,000 in the more relevant evidence, indicating material valuation uncertainty.

Investor Risks & Due Diligence

• The ground-floor lease expires on 04.11.2027, creating renewal, vacancy and reletting risk.

• The two upper flats are sold off on a single long leasehold, so no residential rent is stated as payable to the freeholder.

• Completed sales of the same property range from £40,000 to £115,000, creating significant valuation uncertainty.

• No condition, repair, compliance, EPC, buyer fee, admin charge, finance or selling-cost information is supplied.

• The stated gross yield is based on commercial passing rent and excludes operating costs, voids, legal costs, tax and finance costs.

Recommendation

Consider as a commercial-led income investment only if the lease, tenant covenant and title position are satisfactory. Do not rely on residential income from the upper flats, and avoid assuming a flip profit without a supported resale valuation and full costs.

Strategy Rating

Analysis Confidence

The latest passing commercial rent, tenure, lease terms and several completed sales of the same property are supplied, but there is no condition report, EPC, buyer/admin fee detail, residential rent evidence, finance cost or selling-cost evidence. The historic comparable range is also wide.