5 Dog Kennel Lane, Oldbury, West Midlands

Description

A freehold former bakery, benefitting from separate residential accommodation above and garage to the rear. The property is offered with vacant possession upon completion. The accommodation has been refurbished throughout. The ground floor commercial accommodation includes rewiring, new laminate flooring, smoke detectors and hospital grade wall coverings. The ground floor was previously used as a bakery, and the auctioneer advises there is A2 use. The unit benefits from a roller shutter and separate electrics. The residential accommodation above has been renovated with new carpets, part new windows and separate electrics. The property comprises a dedicated entrance and hallway from Dog Kennel Lane, a separate door to the commercial unit that can be blocked off, and a rear garage accessed via gates next to 11 Dog Kennel Lane and a passageway leading to the rear of the property from Dog Kennel Lane.

Accommodation

Shop area extending 15ft x 17ft; rear food preparation area 8ft x 15ft; rear store 6ft x 13ft; residential accommodation with stairs leading to landing, Bedroom One 11ft x 12ft, Bedroom Two 8ft x 12ft, lounge with fireplace 13ft x 12ft, kitchen not fitted, and bathroom with bath.

Location

Situated on Dog Kennel Lane, Oldbury, along a parade of shops and opposite a former pub due to be redeveloped. The property occupies an established and accessible location within the West Midlands, with convenient access to local amenities and the wider Birmingham conurbation. The M5 Motorway is accessible within three miles, with Smethwick, Halesowen and Blackheath within a short distance.

Tenure / Property Information

Investment Analysis

The £175,000+ guide is not independently supported by the supplied evidence. The Land Registry comparables are older transactions and relate to detached or semi-detached properties, so they are not sufficiently comparable to this vacant mixed-use former bakery with residential accommodation. No specific rental evidence or formal valuation is provided. The auctioneer-advised A2 use should be verified, together with title, planning and any applicable restrictions.

Investment Snapshot

Strategy Recommendation

Do not bid on yield or flip assumptions without obtaining a current mixed-use valuation, separate residential and commercial rental evidence, and a priced kitchen/remaining-works schedule. Proceed only if the legal, planning, use-class and title position supports the intended strategy at a price materially justified by that further evidence.

Works Required

The supplied description states that the property has been refurbished, including rewiring, flooring, wall coverings, smoke detectors, carpets, some windows and separate electrics. The kitchen is not fitted, so fitting it is the clearly identified item. Consideration is also given in the description to blocking the separate commercial door, but this should only be undertaken if legally, practically and operationally appropriate. Verify the condition and operation of all installed services before committing to further works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment is not supportable from the evidence. There is no reliable GDV, rent, refurbishment budget or finance-cost information. Refinance proceeds at 75% of GDV and cash left in therefore cannot be calculated. The vacant possession and separate electrics may assist future assessment, but do not establish value or refinanceability.

Buy-to-Let Analysis

BTL returns cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The property has both commercial and residential accommodation, so separate demand, letting suitability and achievable rents would need to be established. At the £175,000 guide, the buyer premium would be £8,400, subject to the stated minimum, before any other costs or works.

Flip Analysis

A flip appraisal cannot be established because the supplied comparables are materially different property types and predominantly historic, while no current mixed-use comparable or selling-cost allowance is provided. The property is described as refurbished, but the unfitted kitchen and mixed-use configuration may affect marketability and resale value.

Investor Risks & Due Diligence

• No sufficiently specific rental evidence or auctioneer rent estimate is provided.

• The Land Registry comparables are older and relate to detached or semi-detached properties rather than this mixed-use former bakery.

• A2 use is only advised by the auctioneer and requires verification.

• The residential kitchen is not fitted, creating an unpriced completion requirement.

• EPC, council tax and heating information are not supplied.

• Buyer premium of 4.8% including VAT applies, subject to a £6,000 minimum, with possible additional special-condition fees.

• Vacant possession means there is no passing commercial or residential income at completion.

• Planning, title, access and rights relating to the rear garage and passageway require verification.

Recommendation

Do not bid on yield or flip assumptions without obtaining a current mixed-use valuation, separate residential and commercial rental evidence, and a priced kitchen/remaining-works schedule. Proceed only if the legal, planning, use-class and title position supports the intended strategy at a price materially justified by that further evidence.

Strategy Rating

Analysis Confidence

The property description, tenure, occupancy, guide and buyer premium are supplied, but there is no EPC, council tax, heating information, rental evidence, formal valuation, works budget or sufficiently comparable recent sales evidence.