9 Bull Street, Nuneaton, Warwickshire

Description

The property comprises fully fitted hair salon premises in Attleborough village, around 1 mile south east of Nuneaton town centre. The property is of brickwork construction surmounted by a pitched tiled roof. NIA extends 529 sq. ft. The property is finished to a good specification to include UPVC double glazed shopfront and windows, tiled flooring to the ground floor, CCTV and alarm system and electric heating.

Accommodation

Ground Floor: open plan salon area, WC and kitchen. First Floor: two partitioned treatment rooms. Externally, there is a yard area to the rear. NIA extends 529 sq. ft.

Location

Attleborough village, around 1 mile south east of Nuneaton town centre.

Tenure / Property Information

Investment Analysis

The £82,000+ guide is the only direct pricing indication. Sold evidence on Bull Street ranges from £76,000 to £255,000, but the comparables are recorded as terraced freehold properties and no sizes, uses or tenure details are supplied, so they are not sufficiently comparable to establish a reliable market value or GDV for these commercial salon premises. The 3.6% buyer premium is subject to a £6,000 minimum; at the guide, acquisition plus the minimum premium is £88,000, excluding works, unknown legal-pack charges and other costs.

Investment Snapshot

Strategy Recommendation

Treat as a commercial owner-operator or investment purchase only after reviewing the legal pack, confirming tenure and lease details, verifying vacant possession, and obtaining independent commercial valuation and rental evidence. Do not rely on the guide alone as evidence of value.

Works Required

No specific refurbishment defects are evidenced. The premises are described as fully fitted and finished to a good specification. Allowance should be made only after inspection for routine maintenance, testing of the electric heating, CCTV, alarm and shopfront, and any compliance or reinstatement works identified in the legal pack.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR cannot be underwritten from the supplied evidence. There is no supported GDV, rent, refinance valuation or refurbishment budget. At the £82,000 guide, the known minimum buyer premium produces a cost of £88,000 before unknown works, legal-pack charges and finance costs; the 75% GDV refinance calculation is therefore unsupported.

Buy-to-Let Analysis

A BTL yield cannot be established because no sufficiently specific rental comparable, passing rent or auctioneer rent estimate is supplied. The current single-chair hairdresser arrangement is not quantified and should not be treated as reliable rental income. Commercial letting, lease terms and vacant-possession position require verification.

Flip Analysis

A flip surplus cannot be calculated because the available sold comparables are insufficiently comparable and no supported resale GDV or selling-cost allowance is provided. The property is already described as fitted to a good specification, but no value-adding refurbishment scope is evidenced.

Investor Risks & Due Diligence

• No supported rent or passing-income figure is provided, so yield and investment cash flow cannot be assessed.

• The property is stated to be currently rented on a single-chair basis but is also expected to provide vacant possession; the legal and operational position must be reconciled.

• Tenure is not supplied.

• Additional fees may be listed in the Special Conditions of Sale and are not quantified.

• The sold comparables are recorded as terraced freehold properties without sizes or commercial-use details, limiting their valuation relevance.

• No EPC, council tax, parking or detailed condition information is supplied.

Recommendation

Treat as a commercial owner-operator or investment purchase only after reviewing the legal pack, confirming tenure and lease details, verifying vacant possession, and obtaining independent commercial valuation and rental evidence. Do not rely on the guide alone as evidence of value.

Strategy Rating

Analysis Confidence

The description and guide are available, but tenure, lease terms, rent, EPC, legal-pack charges, condition inspection and sufficiently comparable commercial sales evidence are absent.