Broad Street, Newent, Gloucestershire, GL18 1AQ

Description

An opportunity to purchase the freehold of a double fronted high street shop with a further 2 stories above and residential potential within the popular Town of Newent. The property has three external entrances and no chain.

Accommodation

Entrance with part-glazed door. Front shop area: 4.5m x 4.8m, with two large display windows and night storage heater. Sales area: 5.6m x 3.6m, with air-conditioning/heating unit and access to cellar. Rear sales area: 11.7m x 3.6m, with radiator and air-conditioning/heating unit. Garage: 4.1m x 3.5m, with vehicular door to side. First floor: kitchen area 3.8m x 3m with fitted wall and base units incorporating sink unit, exposed timber and beams; lounge area 5.2m x 4.1m with radiator, exposed timber and beams; store room 4.8m x 3.9m with air-conditioning/heating unit and radiator; cloakroom W.C.; rear store with stairs to ground floor and independent access, separate stairs to second floor and heating unit. Second floor: attic room 1, 5m x 5.5m; attic room 2, 7.1m x 5m.

Location

Town location in the popular town of Newent, Gloucestershire.

Tenure / Property Information

Tenure	Freehold
Lease	Freehold; no chain
Occupancy	Vacant possession upon completion
Parking	Garage measuring 4.1m x 3.5m with vehicular door to side, described as ideal for loading.
Heating	Night storage heater, radiators, air-conditioning/heating units and heating unit.

Investment Analysis

The evidence supports a broad indicative value range of £220,000–£290,000, based on three same-street freehold 'Other' sales completed between 2020 and 2022 at £220,000, £225,000 and £290,000. These are not confirmed like-for-like commercial or mixed-use comparables, and no adjustment is possible for condition, floor area, income, planning status or timing. A £250,000 base GDV is therefore a cautious midpoint estimate rather than a formal valuation.

Investment Snapshot

Guide Price	£200,000-£250,000
HB Estimated GDV	£250,000

Strategy Recommendation

Do not underwrite as a residential investment or flip until planning/use, condition, measured accommodation, commercial or residential marketability and costs are verified. Consider only with a survey, legal/planning due diligence and a price supported by the limited comparable evidence.

Works Required

No specific defects or required works are evidenced. Allowance may be required for survey-identified repairs, statutory compliance, services, redecoration and any works needed for a proposed residential conversion, but costs cannot be quantified from the supplied information.

Rental & Market Context

No sufficiently specific external rental comparable identified.

Sold Comparables

The following completed sales were identified within approximately 5 miles:

5, Broad Street, Newent, Forest Of Dean, Gl18 1aq 2022-04-29 · Other · Freehold	£290,000
27, Broad Street, Newent, Forest Of Dean, Gl18 1aq 2020-11-25 · Other · Freehold	£225,000
43, Broad Street, Newent, Forest Of Dean, Gl18 1aq 2020-06-03 · Other · Freehold	£220,000
39, Broad Street, Newent, Forest Of Dean, Gl18 1aq 2006-10-09 · Semi-Detached · Freehold	£100,000
37, Broad Street, Newent, Forest Of Dean, Gl18 1aq 2001-10-19 · Detached · Freehold	£135,000

Potential BRRR Position

Base GDV	£250,000
75% Refinance	£187,500

A BRRR assessment cannot be completed reliably. The indicative 75% refinance figure on the £250,000 base GDV is £187,500, but purchase price, works, finance costs, compliance requirements and rental income are unknown. Residential conversion and refinanceability would also require confirmation.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The property is described as a vacant high street shop with residential potential, but residential use, configuration and achievable rent are unconfirmed.

Flip Analysis

The evidence indicates a broad £220,000–£290,000 value range, with £250,000 used as the base GDV. A flip surplus cannot be calculated because the purchase price, refurbishment costs, professional costs, finance costs and selling allowance are not supplied.

Investor Risks & Due Diligence

• Residential potential is described but planning permission, lawful use and conversion feasibility are unconfirmed.

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

• Property condition and required refurbishment works are not evidenced.

• The supplied sold comparables are classified as 'Other' and may not be directly comparable to this shop with upper floors.

• Buyer premium, administration charge and other auction fees are not supplied.

• No EPC, council tax or detailed statutory compliance information is supplied.

Recommendation

Do not underwrite as a residential investment or flip until planning/use, condition, measured accommodation, commercial or residential marketability and costs are verified. Consider only with a survey, legal/planning due diligence and a price supported by the limited comparable evidence.

Strategy Rating

HB Rating

★★☆☆☆

Analysis Confidence

Confidence

Low-Medium

Same-street completed sales and the freehold/vacant description are available, but the comparables are not confirmed like-for-like and there is no rental evidence, EPC, council tax, planning information, condition report, fee schedule or works budget.