8 Market Place, Shildon, Durham DL4 2DP

Description

This property is a mid terrace brick built property rendered and painted to the front elevation. Internally the trading area is a ‘L’ shaped bar area to accommodate approximately 40 persons on fixed seating and chairs with a bar servery to the left hand side. The property has the benefit of a separate games room housing a pool table and again having fixed seating around the perimeter of the room. The ladies and gentleman’s toilets are located towards the rear of the property. To the rear of the property are 2 outbuildings, one of which gives access to the basement beer cellar. The upper floors are unhabitable in their current form. This area covers the first floor and briefly comprises former function room, 3 bedrooms, office, lounge, kitchen, separate WC and bathroom. Externally there is a yard to the rear and an external trading area to the front of the property.

Accommodation

L-shaped bar area accommodating approximately 40 persons on fixed seating and chairs, bar servery, separate games room with pool table and fixed seating, ladies’ and gentlemen’s toilets, two rear outbuildings, basement beer cellar, former function room, 3 bedrooms, office, lounge, kitchen, separate WC and bathroom. The upper floors are uninhabitable in their current form. Rear yard and external trading area to the front.

Investment Analysis

The strongest evidence is the same-address completed sale of the Fox & Hounds at £45,000 on 15 January 2026. Nearby Market Place sales range from £55,000 to £70,000, but these are different properties and mostly older transactions. The £65,000 guide is therefore at the upper end of the supplied evidence, particularly as the upper floors are currently uninhabitable. Indicative scenarios are £45,000 low, £55,000 base and £65,000 high; these are not formal valuations or confirmed post-refurbishment GDVs.

Investment Snapshot

Strategy Recommendation

Treat as a high-risk commercial refurbishment opportunity only. Do not bid at the £65,000 guide without a survey, verified special conditions, a complete works budget and evidence of the intended end use or resale market.

Works Required

Obtain a full survey and establish the scope of works required to make the upper floors habitable, including the former function room, bedrooms, office, lounge, kitchen, WC and bathroom. No specific repair, compliance or conversion costs are provided, so no works allowance is estimated.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the indicative base GDV of £55,000, 75% refinance would equate to £41,250 before finance, tax and lending deductions. The refurbishment cost, total project cost, tenure, occupancy and financeability are unknown, so cash recycling and BRRR viability cannot be confirmed.

Buy-to-Let Analysis

A BTL appraisal cannot be established. The supplied £1,900 pcm asking rent relates to a three-bedroom property in Thame and is not usable evidence for this commercial property in Shildon. No relevant rent, passing tenancy or occupancy information is supplied.

Flip Analysis

A flip appraisal cannot be completed because the refurbishment scope and cost, selling costs and post-works value are not established. The same-address sale at £45,000 and nearby evidence up to £70,000 do not demonstrate a sufficient resale margin at the £65,000 guide.

Investor Risks & Due Diligence

• The upper floors are described as uninhabitable, but the required works and costs are unknown.

• The supplied rental evidence is for an unrelated property and cannot support a commercial rental or yield appraisal.

• The £65,000 guide is above the same-address completed sale of £45,000 and at the upper end of the nearby evidence.

• Tenure, occupancy, lease status, EPC and other property information are not supplied.

• The buyer premium is 2.4% including VAT subject to a £3,600 minimum, and additional special-condition fees may apply.

• Commercial lending, refinance availability and valuation treatment are unconfirmed.

Recommendation

Treat as a high-risk commercial refurbishment opportunity only. Do not bid at the £65,000 guide without a survey, verified special conditions, a complete works budget and evidence of the intended end use or resale market.

Strategy Rating

Analysis Confidence

There is useful completed-sale evidence, including a same-address sale, but no refurbishment costs, relevant rent, tenure, occupancy, EPC, lease information, special-condition costs or confirmed post-works valuation.