5A Cleckheaton Road, Bradford, West Yorkshire BD6 1BD

Description

This single storey lock up shop is let on a full repairing and insuring lease for a term of 6 years from 19 March 2024. The current rent payable is £7,800 per annum, increasing to £8,400 per annum on 19 March 2027. The tenant has paid a deposit equivalent to 3 months' rent and has a break clause on the 3rd anniversary of the term.

Accommodation

Ground Floor: Retail, Storage, WC, Storage. The unit briefly comprises a sales area, kitchen/staff room, store and WC.

Location

Located on Cleckheaton Road, in a cul de sac overlooking Huddersfield Road (A641), one of the main roads providing access to Bradford city centre.

Tenure / Property Information

Investment Analysis

The only completed comparable is the same property, sold for £60,000 in March 2022. This supports a cautious indicative GDV of £60,000, but there is no recent comparable evidence or formal valuation. The property is let at £7,800 per annum, rising to £8,400 on 19 March 2027, subject to the tenant break clause.

Investment Snapshot

Strategy Recommendation

Consider as an income-led commercial investment only after confirming tenant covenant, lease terms, break-clause position and all purchaser disbursements. Do not rely on a flip or refinance profit.

Works Required

No refurbishment works or defects are evidenced. The FRI lease places repair obligations on the tenant; verify lease, EPC, legal title and any outstanding disbursements.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £60,000 same-property sale as indicative GDV and no evidenced works allowance, total acquisition cost is £60,900 including the stated 1.5% administration charge. A mechanical 75% GDV refinance scenario gives £45,000, leaving approximately £15,900 before finance, tax and other costs. Commercial refinance terms are not evidenced.

Buy-to-Let Analysis

At the £60,000 guide, the current contractual rent produces a 13.0% gross yield before costs. Rent increases to £8,400 annually in March 2027, equivalent to a 14.0% gross yield, but the tenant has a break clause at the third anniversary. The lease is FRI, though tenant covenant and rent payment history are not evidenced.

Flip Analysis

A flip is not supported by the evidence. Indicative GDV of £60,000 is approximately equal to the guide price, and acquisition plus the known administration charge totals £60,900 before selling, legal, finance and other costs. No supported selling allowance is available.

Investor Risks & Due Diligence

• Tenant break clause on the third anniversary of the lease.

• Only one relevant completed sale, dated March 2022.

• Additional purchaser disbursements are unconfirmed.

• Tenant covenant and payment history are not evidenced.

• Commercial refinance terms are not evidenced.

• The 75% GDV refinance figure is a mechanical scenario, not a lending indication.

Recommendation

Consider as an income-led commercial investment only after confirming tenant covenant, lease terms, break-clause position and all purchaser disbursements. Do not rely on a flip or refinance profit.

Strategy Rating

Analysis Confidence

Current lease rent and tenure evidence are provided, but valuation support consists mainly of one older sale of the same property and there is no tenant covenant, condition, finance or full-cost evidence.