554 Bearwood Road, Bearwood, Smethwick, B66 4BT

Description

A freehold betting investment opportunity. The property is arranged on ground and one upper floor to provide a ground floor betting office, together with a former flat on the first floor, which presently has no access. There is separate wheelchair access to the left of the shop frontage. The ground floor extends to 1,220 sq.ft. (113.47 sq.m) and has been fitted out to the tenant's usual corporate design. Additionally, there is a staff kitchen and customer and staff WCs.

Accommodation

Ground floor betting office, former first-floor flat with presently no access, separate wheelchair access, staff kitchen, and customer and staff WCs. Ground floor area: 1,220 sq.ft. (113.47 sq.m).

Location

The property occupies a prominent position on Bearwood Road, within an established and busy local commercial parade comprising a mix of independent retailers, food and takeaway outlets, convenience stores and service businesses. Bearwood Road is approximately 3 miles west of Birmingham city centre and is well served by public transport. The A456 and wider West Midlands road network are readily accessible, providing connections to Birmingham and surrounding areas.

Tenure / Property Information

Investment Analysis

The £175,000+ guide is not independently supportable from the supplied evidence because no passing rent, lease rent review information, yield evidence or sufficiently specific commercial valuation comparable is provided. The sold records on Bearwood Road (£325,000 to £740,000) are for other properties, and the two transactions at 558 Bearwood Road are materially inconsistent, so they cannot reliably establish this property's value. The property is let to Coral Racing Ltd under a stated 16-year lease from 28 February 2011; on the stated term alone, the contractual term would run to 28 February 2027, subject to the full lease and any subsequent arrangements.

Investment Snapshot

Strategy Recommendation

Treat only as a potential existing-income commercial investment pending review of the legal pack, full lease, passing rent, covenant information, EPC and the first-floor access position. Do not bid on yield or resale assumptions that are not evidenced.

Works Required

No refurbishment works are evidenced. The principal review items are the existing betting-office fit-out, the former first-floor flat and its presently unavailable access, the separate wheelchair access, and the condition and compliance information in the legal pack. No cost allowance can be made from the supplied evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR analysis is not supportable. There is no evidenced refurbishment budget, rent, GDV, financing assumption or valuation yield. The first-floor former flat has no access, and its value or conversion potential must not be assumed without legal, physical and planning evidence.

Buy-to-Let Analysis

This is a commercial betting-shop investment rather than a supported residential BTL opportunity. No passing rent or external rental evidence is supplied, so rental yield, income cover and a supportable investment value cannot be calculated. The existing Coral tenancy should be assessed from the full lease, rent schedule, review provisions, expiry, assignment provisions and tenant obligations.

Flip Analysis

A flip analysis is not supportable because no reliable GDV, refurbishment budget or selling-cost allowance is provided. The available sold comparables are other Bearwood Road properties and are insufficient to establish a resale value for this tenanted commercial property.

Investor Risks & Due Diligence

• The passing rent and lease economics are not supplied, preventing yield and investment-value assessment.

• The stated 16-year lease from 28 February 2011 would reach its stated term on 28 February 2027 unless extended, renewed or otherwise varied; the full legal position must be checked.

• The former first-floor flat presently has no access, so no additional value or use should be assumed.

• EPC and other legal-pack information have not been provided.

• Additional completion costs may appear in the Special Conditions, beyond the known £2,700 administration charge.

• The available sold comparables relate to other properties and show a wide range, so they do not provide a dependable valuation for this lot.

Recommendation

Treat only as a potential existing-income commercial investment pending review of the legal pack, full lease, passing rent, covenant information, EPC and the first-floor access position. Do not bid on yield or resale assumptions that are not evidenced.

Strategy Rating

Analysis Confidence

Property description, tenure, occupancy, stated lease term, guide and administration charge are supplied, but rent, lease economics, EPC details, condition costs, valuation yield, comparable specification and special-condition costs are absent.