60 Westgate, Bradford, West Yorkshire BD1 2QR

Description

A two storey end of terrace building of brick construction being rendered and painted to all elevations under a pitched slate roof. On entering the building by the front door you will find a long, narrow one room bar operation with a long bar servery to the left hand wall. The property was refurbished in 2020 but still retains some original interesting features. The pub has ceased trading. To the first floor is the living accommodation that has not been inspected by ourselves but we are advised it has three bedrooms, lounge, kitchen and bathroom. Beer cellar and bottle store.

Accommodation

Ground floor: long, narrow one-room bar operation with a long bar servery to the left-hand wall; beer cellar and bottle store. First floor: advised to comprise three bedrooms, lounge, kitchen and bathroom; not inspected by the auctioneers.

Tenure / Property Information

Investment Analysis

The guide is £125,000+. Nearby completed sales range from £190,000 to £330,000, but the evidence comprises mixed property types, including flats/maisonettes and other uses, with no floor areas or condition details. The subject is a vacant former pub with uninspected first-floor accommodation, so a reliable GDV or market-value estimate cannot be established from the supplied evidence.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. Proceed only after inspecting the entire building, confirming tenure and special-condition costs, establishing lawful and viable future use, and obtaining reliable valuation, works and rental advice.

Works Required

Obtain a full inspection, particularly of the uninspected first-floor accommodation, and verify the condition of the pub, cellar, bottle store, roof, services and the 2020 refurbishment. No quantified works allowance is supportable from the evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR cannot be underwritten because the GDV, refurbishment cost, rent and finance-related project cost are unsupported. The 2.4% buyer premium would be £3,000 at the £125,000 guide, above the £3,600 minimum? No: the stated minimum is £3,600, so the applicable minimum buyer premium would be £3,600, before any other charges and works.

Buy-to-Let Analysis

A BTL assessment cannot be completed because no sufficiently specific rental comparables or auctioneer rent estimate are supplied. The first-floor accommodation is only advised, not inspected, and the property is currently a former pub that has ceased trading.

Flip Analysis

A flip surplus cannot be calculated because there is no reliable subject-specific GDV, refurbishment allowance or supported selling-cost allowance. The nearby sales are not sufficiently comparable to establish resale value.

Investor Risks & Due Diligence

• First-floor accommodation has not been inspected by the auctioneers.

• The pub has ceased trading and no rental evidence or passing rent is supplied.

• Tenure and lease information are blank.

• Additional fees may be listed in the Special Conditions of Sale.

• Nearby completed sales are mixed property types and lack floor-area and condition context.

• The applicable buyer premium at the £125,000 guide would be the stated £3,600 minimum, before any other costs.

Recommendation

Do not bid on the current evidence alone. Proceed only after inspecting the entire building, confirming tenure and special-condition costs, establishing lawful and viable future use, and obtaining reliable valuation, works and rental advice.

Strategy Rating

Analysis Confidence

The upper floor was not inspected; tenure, EPC, services, floor area, rent, condition and special-condition costs are missing. Sold comparables are heterogeneous and do not provide a reliable direct valuation basis.