58 Barkby Road, Leicester, LE4 9HL

Description

The property comprises a ground floor retail unit occupying a prominent corner pitch. The property is let in its entirety to William Hill on a lease expiring December 2027 and producing £5,500 per annum. The tenant also occupies the adjacent unit and has conjoined them to form a single large retail space. The property occupies a prominent corner pitch at the junction of several arterial routes providing excellent footfall and passing traffic.

Accommodation

Ground floor retail unit; the tenant has conjoined it with the adjacent unit to form a single large retail space.

Location

Prominent corner pitch at the junction of several arterial routes, providing excellent footfall and passing traffic. Leicester City Centre is 2.2 miles away and Leicester Ring Road is 0.7 miles away.

Tenure / Property Information

Investment Analysis

The property is a freehold ground-floor retail unit let to William Hill at a stated passing rent of £5,500 per annum, equivalent to £458.33 pcm. The £70,000 guide represents 7.86% gross income yield before buyer and seller charges. No sufficiently specific rental evidence, capitalisation yield, floor area or comparable commercial sales evidence is supplied, so a supported GDV, market value range or maximum bid cannot be established. The residential sold comparables on Barkby Road are not sufficiently comparable to this retail investment. The lease expires on 12 December 2027, creating material re-letting or renewal risk.

Investment Snapshot

Strategy Recommendation

Consider only as a cautious income investment subject to full review of the William Hill lease, renewal prospects, title and the conjoined adjacent-unit arrangement. Do not rely on a flip or BRRR strategy without commercial valuation and legal due diligence.

Works Required

No refurbishment works are evidenced. Allowance should be made only after inspection and review of the lease, title, conjoining arrangements and any reinstatement obligations.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR strategy cannot be underwritten from the supplied evidence. No GDV, refurbishment budget, commercial valuation yield or refinance terms are available. The lease expiry in December 2027 and the absence of a supported post-refurbishment value make refinance proceeds and cash left in unavailable.

Buy-to-Let Analysis

The stated passing rent of £5,500 per annum produces a 7.86% gross yield against the £70,000 guide, before the buyer fee and any seller charges. This is an income calculation rather than evidence of market rent. The lease expires on 12 December 2027, so renewal, vacant possession and re-letting risk must be assessed. Net yield cannot be calculated because operating costs, insurance, repairs, management costs, buyer fee and seller charges are not supplied.

Flip Analysis

A flip is not supported by the evidence. No residential conversion consent, development potential, floor area, refurbishment scope, commercial resale comparable or GDV is supplied. The available sold comparables are residential or otherwise not sufficiently comparable, so flip surplus cannot be calculated.

Investor Risks & Due Diligence

• Lease expires on 12 December 2027, creating renewal, re-letting and potential vacancy risk.

• The tenant has conjoined the property with the adjacent unit; legal rights, access, services, repair obligations and reinstatement requirements require verification.

• Buyer fee and potential seller charges are unspecified, so the true acquisition cost exceeds or may exceed the guide price.

• No sufficiently specific commercial rental or sales comparables are supplied.

• No EPC, floor area, operating costs or other property-cost information is supplied.

• The stated rent is a passing rent and should not be assumed to represent market rent after lease expiry.

Recommendation

Consider only as a cautious income investment subject to full review of the William Hill lease, renewal prospects, title and the conjoined adjacent-unit arrangement. Do not rely on a flip or BRRR strategy without commercial valuation and legal due diligence.

Strategy Rating

Analysis Confidence

Passing rent, guide price, tenure, occupancy and lease expiry are supplied, but commercial comparables, floor area, market rent, valuation yield, costs, EPC and buyer fee are absent.