Beehive Buildings, Crumlin Road, Newport, Gwent, NP11 3QH

Description

Large detached mixed use freehold building with potential. The property comprises a vacant shop with shop front, empty room and WC on the ground floor. Above the shop, accessed by an external staircase, are two large rooms, one with a staircase to a mezzanine/loft room with lapsed planning to convert to a two bedroom flat. To the right of the staircase and fronting on Lawn Terrace is further property with lapsed planning (16/0582/COU) for conversion to a mixed use building.

Accommodation

Ground floor vacant shop with shop front, empty room and WC. Above the shop are two large rooms, one with access to a mezzanine/loft room. The further property fronting Lawn Terrace has lapsed planning for office space in the basement, two studios to the ground floor, a two bedroom duplex over the ground and first floors, and a further two bedroom duplex over the first floor and loft space.

Location

Located in the town of Crumlin, within easy reach of shops, schools and parks, and served by public transport links to Blackwood, Newbridge and Llanhilleth.

Tenure / Property Information

Investment Analysis

The only completed-sale evidence is the same property, sold for £74,000 on 23 July 2025. The £68,000 guide is £6,000 below that sale, but the evidence does not establish current market value, achievable post-conversion values or a GDV for the lapsed-planning proposals. No sufficiently specific rental evidence is available.

Investment Snapshot

Strategy Recommendation

Proceed only as a planning-led mixed-use redevelopment opportunity after legal, planning, building-condition and cost due diligence. Do not rely on BTL or BRRR returns until rental, conversion and valuation evidence is obtained.

Works Required

Obtain a full building survey and investigate the condition and services. Review and, if viable, renew or resubmit the lapsed planning proposals. Any conversion, shop refurbishment, EPC improvement or subdivision works should be costed only after surveys, planning review and confirmation of building requirements.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR strategy cannot be underwritten from the supplied evidence. There is no supported refurbishment budget, completed residential GDV, achievable rent or refinance valuation. The £74,000 same-property sale provides a market reference only and is not evidence of post-works value.

Buy-to-Let Analysis

BTL yield cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The building is vacant, mixed use and subject to lapsed planning proposals, so its lettable configuration and income potential remain unverified.

Flip Analysis

A flip surplus cannot be calculated. The same-property sale at £74,000 is a useful reference against the £68,000 guide, but there is no supported works allowance, resale GDV, selling allowance or confirmation that the lapsed schemes can be implemented.

Investor Risks & Due Diligence

• Planning permissions referenced in the description have lapsed and may not be renewed or approved in the same form.

• The building is vacant and its condition, services, heating and parking arrangements are not supplied.

• EPC rating G may require improvement before some uses or lettings, subject to applicable requirements.

• No sufficiently specific rental evidence is available, preventing reliable income and yield analysis.

• The proposed mixed-use and residential configurations have not been supported by current planning, valuation or construction-cost evidence.

• The buyer must pay the £1,800 inclusive-of-VAT contract documentation fee, and additional seller fees may apply under the special conditions.

Recommendation

Proceed only as a planning-led mixed-use redevelopment opportunity after legal, planning, building-condition and cost due diligence. Do not rely on BTL or BRRR returns until rental, conversion and valuation evidence is obtained.

Strategy Rating

Analysis Confidence

There is one directly matching completed sale and clear tenure and occupancy information, but no rental evidence, refurbishment costs, current valuation, planning approval or technical information on heating, parking and council tax. Additional seller fees may also apply.