93 Bradshawgate, Leigh, Greater Manchester

Description

Vacant retail unit totaling approximately 165.5 m2 as per VOA, located on a busy high street in Leigh Town Centre, to be sold with vacant possession. The property may lend itself to alternative usage and conversion of the upper floor(s) to residential subject to planning permission.

Accommodation

Ground Floor – Retail: 74.9 m2; Ground Floor – Storage: 15 m2; WCs; First Floor Storage: 75.6 m2. Total approximately 165.5 m2 as per VOA.

Location

Busy high street in Leigh Town Centre, Leigh, Greater Manchester.

Tenure / Property Information

Tenure	Leasehold
Lease	Tenure reference GM546068; 990-year lease from 1 February 1851; title number: Leasehold; ground rent and service charge: please refer to the legal pack.
Occupancy	Vacant possession
Services	Ground rent and service charge: please refer to the legal pack.

Investment Analysis

The £92,000 guide is not independently supportable from the supplied evidence. The sold comparables are at different addresses, include differing property types and span 2011–2023, so they do not establish a reliable value for this vacant 165.5 m² retail property. Known guide price plus the minimum administration charge is £95,600, excluding other fees and works.

Investment Snapshot

Guide Price

£92,000 (plus fees)

Strategy Recommendation

Do not bid on financial projections yet. Review the legal pack, lease costs, condition and planning feasibility before considering the retail or residential-conversion strategy.

Works Required

No specific physical defects or refurbishment requirements are evidenced. The upper-floor storage may have residential conversion potential, subject to planning permission and other consents.

Rental & Market Context

No sufficiently specific external rental comparable identified.

Sold Comparables

The following completed sales were identified within approximately 5 miles:

95a, Bradshawgate, Leigh, Wigan, Wn7 4nd 2023-02-10 · Flat/Maisonette · Leasehold	£59,950
95, Bradshawgate, Leigh, Wigan, Wn7 4nd 2021-06-04 · Other · Leasehold	£119,000
95, Bradshawgate, Leigh, Wigan, Wn7 4nd 2014-03-17 · Other · Leasehold	£51,000
123, Bradshawgate, Leigh, Wigan, Wn7 4nd 2011-04-08 · Flat/Maisonette · Leasehold	£45,000
123, Bradshawgate, Leigh, Wigan, Wn7 4nd 2011-04-04 · Flat/Maisonette · Leasehold	£45,000

Potential BRRR Position

A BRRR assessment cannot be completed without supported residential GDV, conversion costs, achievable rent and finance assumptions. The long lease is noted, but ground rent and service charge details remain in the legal pack.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Residential conversion is only a potential use and requires planning permission.

Flip Analysis

Flip viability cannot be established because no supported GDV, refurbishment budget or selling-cost allowance is available. The supplied comparables are insufficiently comparable for a reliable resale assessment.

Investor Risks & Due Diligence

• Residential conversion requires planning permission and may not be achievable.

• Ground rent, service charge and other legal-pack costs are unspecified.

• No reliable rental evidence or passing income is available.

• No condition survey or refurbishment budget is supplied.

• The supplied sold comparables are not sufficiently comparable to establish market value.

• Additional buyer, seller, legal, search and transfer costs may apply.

Recommendation

Do not bid on financial projections yet. Review the legal pack, lease costs, condition and planning feasibility before considering the retail or residential-conversion strategy.

Strategy Rating

HB Rating

★★☆☆☆

Analysis Confidence

Confidence

Low

The evidence confirms tenure, vacancy, approximate accommodation and guide price, but provides no condition, rent, EPC, planning, GDV, refurbishment-cost or complete fee evidence.