Bredon Road, Tewkesbury, Gloucestershire, GL20 5BU

Description

The White Bear Public House has recently obtained planning to convert into offices and/or services with storage below. The majority of the alterations have been carried out to comply with planning reference 22/01219/FUL. The property is near the centre of Tewkesbury, has ample off-road parking and is offered with no chain.

Accommodation

Ground floor: former bar area 7.8m x 7.8m max, store 4.7m x 3.8m, former kitchen 4m x 4m, cellar 5.7m x 3.9m, rear lobby 4.2m x 5m. First floor: entrance, entrance lobby 4.4m x 3.5m, hallway/utility area 3m x 3m, kitchen 3.9m x 3.9m, separate WC, shower room, Room One 4.6m x 3.2m and Room Two 3.9m x 3.2m. Rooms One and Two have fireplaces and radiators.

Location

Town location near the centre of Tewkesbury, Gloucestershire. Direct access from the highway to the former car park.

Tenure / Property Information

Tenure	Freehold
Occupancy	Vacant possession upon completion; premises closed since March 2026
Parking	Ample off-road parking; former car park with direct access from the highway.
Heating	Central heating boiler; Rooms One and Two have radiators.
Services	Mains water, gas, electricity and drainage.

Investment Analysis

The only completed-sale evidence is the same property, sold freehold for £150,000 on 14 February 2022. This provides a useful historical reference, but it is not a current formal valuation and the property now has planning for conversion from a former public house to Class E(c), (e) and (g) offices/services with storage below. The £80,000–£120,000 auction guide is materially below the historic sale price, but no current commercial valuation, rental evidence, buyer costs, works budget or detailed planning-compliance schedule is supplied.

Investment Snapshot

Guide Price	£80,000-£120,000 for each lot; listing also states Guide Price £80,000 SSTC
HB Estimated GDV	£150,000

Strategy Recommendation

Proceed only as a conditional commercial conversion opportunity after verifying planning implementation, remaining works, current value and commercial rental demand. Do not underwrite it as a residential BTL without further evidence.

Works Required

Verify and complete any remaining alterations required by planning reference 22/01219/FUL, subject to inspection and planning/building-control confirmation. The evidence states that the majority of alterations have been carried out, but does not identify the remaining works or their cost.

Rental & Market Context

No sufficiently specific external rental comparable identified.

Sold Comparables

The following completed sales were identified within approximately 5 miles:

White Bear, Bredon Road, Tewkesbury, Tewkesbury, Gl20 5bu 2022-02-14 · Other · Freehold

£150,000

Potential BRRR Position

Base GDV	£150,000
75% Refinance	£112,500

A potential commercial purchase, conversion and refinance strategy exists because the property is freehold, vacant and has planning for Class E(c), (e) and (g) uses. On the supplied evidence, the historic same-property sale implies a £150,000 reference value and 75% of that is £112,500, but current GDV, remaining works, finance costs, commercial rent and refinance terms are unverified. A reliable cash-left-in calculation is therefore unavailable.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The approved uses are commercial Class E uses rather than evidenced residential letting, so residential rent and yield assumptions should not be made.

Flip Analysis

A resale strategy may benefit from the guide being below the £150,000 historic same-property sale, but the sale was completed in 2022 and no current comparable, works budget or selling-cost allowance is supplied. Flip surplus cannot be calculated reliably.

Investor Risks & Due Diligence

• The £150,000 comparable is a February 2022 sale and may not represent current market value.

• The property is a former public house and has been closed since March 2026; current condition is not evidenced.

• The majority of planning-related alterations are stated to be complete, but remaining works and costs are unspecified.

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

• Planning reference 22/01219/FUL permits conversion to specified Class E uses, but compliance and completion are not independently evidenced.

• Buyer premium, administration charge and other purchase costs are not supplied.

Recommendation

Proceed only as a conditional commercial conversion opportunity after verifying planning implementation, remaining works, current value and commercial rental demand. Do not underwrite it as a residential BTL without further evidence.

Strategy Rating

HB Rating

★★☆☆☆

Analysis Confidence

Confidence

Low-Medium

There is one exact-property completed sale and clear planning/use information, but no current valuation, rental evidence, works budget, EPC, buyer/admin fees or detailed confirmation of planning-compliant works.