Albert House, Stone Street, Cranbrook, Kent

Description

A period end-terrace property located in the popular town of Cranbrook currently arranged as two shops and two flats. The property is located within easy reach of a variety of local amenities including shops, restaurants, supermarkets and Cranbrook school.

Accommodation

Albert House: Ground Floor shop and W.C. Adjacent Albert House: shop and W.C. Garden Flat to the rear of Albert House: living room/bedroom, kitchen and shower/W.C. Top Flat to the rear of Albert House: Ground Floor entrance; First Floor hallway, living room, kitchen and bathroom with W.C.; Second Floor two bedrooms. Outside: garden/parking.

Location

The property is located within easy reach of a variety of local amenities including shops, restaurants, supermarkets and Cranbrook school.

Tenure / Property Information

Investment Analysis

The guide is £290,000–£300,000. One completed sale on Stone Street at £345,000 in June 2022 is recorded as "Other" and is not sufficiently specific to establish a reliable market value or GDV for this mixed commercial/residential property. No rental evidence, refurbishment budget or auctioneer rent estimate is supplied.

Investment Snapshot

Strategy Recommendation

Proceed only after inspection and full legal, commercial-use, EPC, valuation and rental due diligence. Do not rely on the supplied comparable or bid without a supported exit value and costed works schedule.

Works Required

No specific defects or refurbishment works are evidenced. Confirm the condition, compliance and services of the two shops and two flats, obtain EPCs for both flats, and budget only after inspection and legal due diligence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be quantified without a reliable GDV, rent, works budget and total acquisition costs. The mixed-use configuration and vacant possession require confirmation of refinanceability, valuation treatment and the suitability of the existing layout for lending.

Buy-to-Let Analysis

BTL returns cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The property is vacant and comprises two flats alongside two shops, so residential and commercial letting demand, compliance and achievable rents require verification.

Flip Analysis

A flip surplus cannot be calculated. The only completed comparable is described as "Other" and is not sufficiently specific, while no works allowance or supported resale GDV is available. Any resale analysis must also account for the two-shop/two-flat configuration and additional auction costs.

Investor Risks & Due Diligence

• No sufficiently specific rental evidence or passing rent is supplied.

• The only completed comparable is categorised as "Other" and may not be directly comparable.

• The property is vacant, creating letting and void risk.

• The property has a mixed commercial/residential configuration, requiring separate assessment of commercial and residential demand, compliance and financeability.

• EPCs for both flats are to be confirmed.

• Administration and other non-optional fees may be payable in addition to the bid, with taxes and registration costs also potentially applicable.

Recommendation

Proceed only after inspection and full legal, commercial-use, EPC, valuation and rental due diligence. Do not rely on the supplied comparable or bid without a supported exit value and costed works schedule.

Strategy Rating

Analysis Confidence

Evidence includes the guide, accommodation and tenure, but lacks specific comparable evidence, rents, condition, works costs, EPC results and confirmed buyer or administration charges.