8 The Bridge, Walsall, WS1 1LR

Description

A freehold retail investment opportunity. The property comprises a three storey mid parade retail premises with a ground floor shop and offices/storage to the upper floors. There is also a useful basement for further storage. The upper floors provide potential scope for future residential conversion or alternative use, subject to consent.

Accommodation

Basement: 1,028 sq.ft. (95.56 sq.m); Ground Floor: 2,135 sq.ft. (198.46 sq.m); First Floor: 1,949 sq.ft. (181.17 sq.m); Second Floor: 1,217 sq.ft. (113.11 sq.m); Total: 6,330 sq.ft. (588.30 sq.m).

Location

The property occupies a prominent position at The Bridge in Walsall town centre, close to the main retail, commercial and leisure amenities. Walsall railway and bus stations are within easy reach, providing regular services across the West Midlands, including Birmingham. The area also benefits from good road links to the wider motorway network.

Tenure / Property Information

Investment Analysis

The £350,000+ guide is below the supplied £357,000 comparable at 12 The Bridge (2020) and materially below the £520,000 comparable at 9–10A The Bridge (2023). However, the comparable accommodation, rents, lease terms and condition are not supplied, so a reliable market value or GDV cannot be established. The property is let to H & T Group Plc, with a 10-year renewal agreed in principle and a fifth-anniversary break clause, but the renewed rent and full terms are unavailable.

Investment Snapshot

Strategy Recommendation

Consider only as a tenanted commercial freehold investment after confirming the renewed rent, lease terms, tenant covenant, legal-pack liabilities and all acquisition costs. Do not rely on residential conversion upside without consent and a fully costed appraisal.

Works Required

No specific refurbishment works are evidenced. Allow for normal professional, legal and building due diligence only after reviewing the legal pack, lease, renewal documentation and EPC. Any upper-floor residential conversion would require planning and other relevant consents, with no conversion cost evidence supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR analysis is not supportable because there is no passing or renewed rent, refurbishment budget, GDV or refinance valuation. The existing tenancy may support an income-led hold, but the renewal terms and break clause require legal and commercial review before relying on continuity of income.

Buy-to-Let Analysis

This is a commercial investment rather than a supported residential BTL opportunity. The passing rent, renewed rent, rent review provisions and tenant covenant information are not supplied, so income yield, affordability and purchase pricing cannot be calculated. The £1,250 pcm two-bedroom residential asking rent is not an appropriate evidence base for this commercial premises.

Flip Analysis

A resale strategy cannot be quantified. The supplied same-street sales provide context, but no like-for-like adjustments are possible because their accommodation, condition, tenancy and income details are absent. Upper-floor alternative or residential use is only potential and remains subject to consent, with no supported conversion cost or resale value.

Investor Risks & Due Diligence

• Passing rent and the financial terms of the proposed lease renewal are not supplied.

• The renewal includes a break clause at the fifth anniversary, creating potential income and reletting risk.

• Additional legal-pack costs, taxes and other completion liabilities are unknown; the £2,700 administration charge is the only stated buyer cost.

• The EPC and other technical information are unavailable.

• Any upper-floor residential conversion or alternative use is subject to consent and has no supported cost or value evidence.

• The supplied comparables are not accompanied by accommodation, condition, tenancy or income details, limiting valuation reliability.

Recommendation

Consider only as a tenanted commercial freehold investment after confirming the renewed rent, lease terms, tenant covenant, legal-pack liabilities and all acquisition costs. Do not rely on residential conversion upside without consent and a fully costed appraisal.

Strategy Rating

Analysis Confidence

The address, accommodation, tenure, tenant, lease dates, guide price, administration charge and two local completed sales are supplied, but passing/renewed rent, lease detail, condition, EPC, comparable specifications and other costs are missing.