70 St. Lukes Road, Holbrooks, Coventry, West Midlands, CV6 4JH

Description

Unique investment opportunity. 2 bedroom end terraced property with commercial unit/studio (approximately 1,040 sq ft) to the rear. Driveway to front with access to the rear garden, making this a flexible investment, with potential for various uses, subject to any relevant consents.

Accommodation

Residential: Ground floor: Lounge 11 ft 10 in x 13 ft 3 in; Kitchen/Diner 15 ft 2 in x 8 ft 10 in. First floor: Bedroom 1 13 ft 2 in x 12 ft max; Bedroom 2 12 ft 1 in x 9 ft 9 in; Bathroom. Commercial: Electric roller shutter doors; main studio area; office area including WC; storage area. Outside: Front driveway, garden, parking area and access to rear garden. Rear garden and commercial unit.

Location

Holbrooks, Coventry, West Midlands

Tenure / Property Information

Investment Analysis

The latest supplied comparable, 94 St Lukes Road, sold for £176,500 in May 2025, but it is recorded only as a freehold terraced property and is not confirmed to include a commercial unit or approximately 1,040 sq ft of ancillary space. Earlier same-road sales range from £135,000 to £170,500, but are less current. The subject's mixed-use layout may support additional value, but no directly comparable mixed-use sales, condition evidence or planning/use information is supplied. The £180,000–£200,000 guide is therefore not independently supported by the evidence, and a reliable GDV cannot be established.

Investment Snapshot

Strategy Recommendation

Proceed only after confirming planning/use status, condition, insurance and commercial demand, with a bid materially below or carefully justified against the guide. Do not rely on residential rent, GDV uplift or a refinance exit without further evidence.

Works Required

No specific defects or required works are evidenced. Before bidding, undertake a full building survey and verify the condition of the residential accommodation, commercial studio, roller shutters, services, Calor gas heating, roof, drainage and external areas. Confirm the lawful use and any consent requirements for the commercial unit or future alternative uses. Any works allowance should remain subject to survey and quotations.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be quantified because GDV, achievable rent and refurbishment costs are unsupported. The known buyer premium and admin charge total £2,880, before any additional search, seller-cost reimbursement, legal or transfer charges. Refinance value may depend materially on the lawful use and marketability of the commercial unit.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental comparables or auctioneer rent estimate are supplied. The property also includes a commercial unit, so residential-only rental assumptions would be unreliable. Separate demand, licensing, insurance and use considerations may apply to the commercial space.

Flip Analysis

A flip surplus cannot be calculated. The strongest supplied evidence is the £176,500 May 2025 sale on the same road, but the subject has additional mixed-use accommodation that is not reflected in the comparable description. No condition, refurbishment budget, resale allowance or directly comparable mixed-use sales are provided.

Investor Risks & Due Diligence

• No sufficiently specific rental evidence is available, preventing a reliable yield assessment.

• The commercial unit's lawful use and any required consents are not confirmed in the supplied evidence.

• The mixed-use layout is not directly represented in the supplied sold comparables.

• Property condition and refurbishment requirements are not evidenced.

• Additional auction charges may apply beyond the stated £2,880 buyer premium and admin charge.

• Commercial Calor gas heating and the separate studio use may affect operating, insurance and resale considerations.

Recommendation

Proceed only after confirming planning/use status, condition, insurance and commercial demand, with a bid materially below or carefully justified against the guide. Do not rely on residential rent, GDV uplift or a refinance exit without further evidence.

Strategy Rating

Analysis Confidence

There is useful same-road completed-sale evidence and clear tenure/occupancy information, but no directly comparable mixed-use sales, rental evidence, condition report, refurbishment costs or supported GDV.