496 Manchester Road, Stocksbridge, Sheffield, South Yorkshire S36 2DU

Description

A newly built block comprising two commercial units and four one-bedroom apartments in Stocksbridge, Sheffield. Excellent investment opportunity comprising two commercial units to the ground floor and four one-bedroom apartments across the first and second floors. The flats above have been completed to a high standard throughout. The commercial units would be well suited to a variety of potential uses. The property also benefits from a substantial cellar, providing potential for further development, subject to the relevant consents. The property is secure and benefits from a key fob alarm system.

Accommodation

Two commercial units to the ground floor and four one-bedroom apartments across the first and second floors, together with a substantial cellar.

Location

Situated within Stocksbridge Town Centre, neighbouring predominantly commercial premises. Shopping facilities and a number of cafés and eateries are nearby. The area has strong transport links, including good road links and a regular bus network.

Investment Analysis

The £425,000+ guide is the only current asking evidence. The same property sold for £253,000 in June 2023, but the evidence does not establish whether the current newly built configuration, specification or income profile is directly comparable. The nearby sold comparables are not sufficiently similar to support a current GDV. The auctioneer's £61,200 annual ERV implies £5,100 pcm, but no external rental comparables or commercial/residential rent split are provided. A reliable GDV and maximum bid cannot therefore be established.

Investment Snapshot

Strategy Recommendation

Treat as an income-led mixed-use investment only after independently verifying the £61,200 ERV, the residential and commercial rent split, legal configuration, compliance and all special-condition costs. Do not bid solely on the headline yield or assume cellar development value.

Works Required

No specific refurbishment defects or required works are evidenced; the four apartments are described as completed to a high standard. The two commercial units would require assessment and letting, while any cellar development remains subject to relevant consents. Unknown compliance, maintenance and fit-out costs should be verified before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR analysis cannot be reliably completed because no current GDV, supported valuation range, refurbishment budget or refinance terms are provided. The 2023 sale at £253,000 is historic and does not prove the value of the current configuration. The auctioneer's ERV may support an income-led assessment, but no capitalisation or valuation methodology is supplied.

Buy-to-Let Analysis

Using the auctioneer's ERV of £61,200 per annum, the headline gross yield is 14.40% on the £425,000 guide. Including the 2.4% buyer premium of £10,200, the yield is approximately 14.06%. This is only an estimate: no achieved rents, rent split, occupancy, operating costs, EPC information or commercial letting evidence is supplied, so net returns and sustainability of income cannot be established.

Flip Analysis

A flip surplus cannot be calculated because there is no supported current GDV, refurbishment allowance, selling-cost allowance or evidence of the resale value of the completed mixed-use block. The property is described as newly built with completed apartments, but the commercial units and cellar may require further assessment.

Investor Risks & Due Diligence

• The £61,200 ERV is an auctioneer estimate rather than achieved or passing rent.

• No residential/commercial rent split or evidence of demand and letting timescales is provided.

• The two commercial units may require unknown fit-out, compliance or maintenance expenditure.

• Any further cellar development is subject to relevant consents and its value is unconfirmed.

• Additional fees may be listed in the Special Conditions of Sale and are not quantified.

• Tenure, occupancy, lease and other property particulars are not supplied.

• The historic £253,000 sale from June 2023 may not be comparable with the current newly built configuration.

Recommendation

Treat as an income-led mixed-use investment only after independently verifying the £61,200 ERV, the residential and commercial rent split, legal configuration, compliance and all special-condition costs. Do not bid solely on the headline yield or assume cellar development value.

Strategy Rating

Analysis Confidence

The property description, guide price, buyer premium, historic same-property sale and auctioneer ERV are available, but there are no external rental comparables, current valuation evidence, rent split, occupancy, tenure details, refurbishment budget, operating costs or complete auction fees.