66-70 High Street, Mexborough, Doncaster, S64 9AU

Description

A Mixed Use End of Terrace Building Arranged to Provide Four Retail Units Fully Let Producing £25,600 Per Annum. The property comprises a mixed use end of terrace building arranged to provide four retail units. Plans have been drawn up to change the upper floors into five flats. Buyers must rely on their own enquiries with regard to any development potential, permissions required and any previous planning history in respect of this site.

Accommodation

Total G.I.A Approximately 3,040 sq ft

Location

The property is situated on a mixed use road close to local shops and amenities. Nearby multiples include Domino's Pizza, Specsavers and B&M Store. The open spaces of Manvers Road Playground are within easy reach. Transport links are provided by Mexborough rail station.

Tenure / Property Information

Investment Analysis

The two most relevant completed sales are the same property/address at £145,000 on 20 February 2026 and £147,500 on 27 January 2026. Using these as the evidence range, a midpoint base value of £146,250 is reasonable. The plans for five flats are not treated as a residential GDV because planning, permissions and development viability are unconfirmed. The property is fully let at £25,600 per annum, equivalent to approximately £2,133.33 pcm, producing a strong headline commercial income yield against the guide, subject to lease quality and all property costs.

Investment Snapshot

Strategy Recommendation

Consider only as an income-led commercial/mixed-use investment after verifying the leases, rent collection, title and all legal-pack charges. Do not underwrite the five-flat conversion without confirmed planning and a fully costed appraisal.

Works Required

No refurbishment works are evidenced. The immediate requirement is due diligence on the four occupational leases, title, rent schedule, repair obligations and the proposed conversion of the upper floors. Any conversion or refurbishment allowance remains unsupported and is excluded from the calculations.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £145,000 guide, adding the known £1,800 administration charge gives a stated-cost basis of £146,800, excluding unknown legal, search, disbursement and finance costs. A purely indicative 75% advance against the £146,250 base value is £109,687.50, leaving £37,112.50 before finance, tax and other costs. Actual commercial refinance terms and valuation are not evidenced. The unconfirmed five-flat proposal should not be relied upon for refinance value.

Buy-to-Let Analysis

This is a fully let commercial/mixed-use investment rather than a conventional residential BTL. The stated income is £25,600 per annum. Against the £145,000 guide the gross yield is approximately 17.66%, falling to approximately 17.44% including the known £1,800 administration charge. Net yield cannot be established because lease terms, operating costs, voids, repairs, insurance and other completion charges are not supplied.

Flip Analysis

A conventional flip is not supported by the evidence. The current property is fully let, no refurbishment costs are supplied, and the proposed upper-floor conversion is subject to the buyer's own planning and development enquiries. Using the £146,250 base value and known £1,800 administration charge gives only a nominal £550 negative margin before selling, legal, finance, tax and other costs; no flip surplus is therefore calculated.

Maximum Bid Indicator

This is an HB screening estimate based on the supplied evidence and HB assumptions. It is not a formal valuation or instruction to bid.

Investor Risks & Due Diligence

• The proposed conversion of the upper floors into five flats has no confirmed planning permission or development approval in the supplied evidence.

• Lease terms, expiry dates, tenant covenant strength, rent review provisions and arrears information are not supplied.

• Net income and net yield cannot be confirmed because operating, repair, insurance, void and management costs are unavailable.

• Additional buyer costs may include disbursements, searches, seller costs, legal fees and transfer fees.

• The refinance illustration assumes 75% of the base value, but no commercial lender terms or formal valuation are supplied.

• The maximum bid indication is based on the guide and recent exact-address sales, not a formal valuation.

Recommendation

Consider only as an income-led commercial/mixed-use investment after verifying the leases, rent collection, title and all legal-pack charges. Do not underwrite the five-flat conversion without confirmed planning and a fully costed appraisal.

Strategy Rating

Analysis Confidence

The exact property has two recent completed sales and stated passing income, but lease details, operating costs, planning evidence, EPC information and full acquisition charges are unavailable. The value analysis is therefore current-use focused and excludes development value.