55-63 Jeffreys Road, Cressing, Braintree, Essex CM77 8JQ

Description

The property comprises a high yielding, multi-let retail investment forming a popular local parade. Arranged as five retail units with associated rear land, the property is currently fully let to 3 tenants.

Accommodation

Five retail units with associated rear land; 2,517 sq ft (234.08 sq m). Plans have been drawn up for 6 x 1-bedroom units to new upper parts.

Location

Cressing is an attractive village approximately 3 miles south-east of Braintree and approximately 42 miles north-east of the City of London. The property is located within a primarily residential area close to Cressing Rail Station. Other nearby retailers include a Nisa Local & Post Office and a One-Stop convenience store. Apart from these there is no other retail provision in the immediate area. Transport links include Cressing rail station, the A120, A131 and A12.

Tenure / Property Information

Investment Analysis

The £500,000 guide is the only current pricing indication. A same-address sale at £500,000 completed on 22 September 2022, but this is historic and does not establish current market value. The other supplied sales are different property types and are not sufficiently comparable. No tenancy schedule, passing rent, lease terms, planning evidence or development costings are supplied, so GDV and investment value cannot be reliably estimated.

Investment Snapshot

Strategy Recommendation

Treat as a commercial investment requiring full legal, tenancy, rent-roll and planning due diligence. Do not bid on yield or development assumptions until the missing financial and planning evidence is verified.

Works Required

No refurbishment requirement is evidenced. Plans have been drawn up for six one-bedroom units within new upper parts, but planning status, construction scope and cost are not supplied. No works allowance is therefore estimated.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR analysis cannot be completed because current rent, total acquisition costs, works costs, planning evidence for the proposed upper parts and a refinance valuation are unavailable. The proposed six-unit scheme should not be treated as value until planning and costs are verified.

Buy-to-Let Analysis

The property is described as fully let to three tenants, but no passing rent, rent apportionment, lease terms, expiry dates, repairing obligations or tenant covenant information is provided. BTL-style rental yield cannot be calculated. The asset is commercial retail rather than standard residential BTL.

Flip Analysis

A resale surplus cannot be calculated. The £500,000 guide and historic same-address sale provide pricing context only; no current GDV, works allowance, selling costs or buyer costs are supplied.

Investor Risks & Due Diligence

• No passing rent or tenancy schedule is supplied, preventing income and yield verification.

• The property is fully let to three tenants, but tenant covenant, lease duration, rent review and repairing obligations are unknown.

• The proposed six one-bedroom upper parts are supported only by the statement that plans have been drawn up; planning consent, viability and build costs are not supplied.

• No buyer premium, administration charge or other acquisition costs are provided.

• The principal pricing evidence is a historic same-address sale from 2022, which may not represent current value.

Recommendation

Treat as a commercial investment requiring full legal, tenancy, rent-roll and planning due diligence. Do not bid on yield or development assumptions until the missing financial and planning evidence is verified.

Strategy Rating

Analysis Confidence

The property type, tenure, occupancy description, accommodation and guide are supplied, but the tenancy schedule, rent, lease details, costs, planning status and current valuation evidence are missing.