Former CAB and Land, Bridge Street, Abergele, Conwy LL22 7HA

Description

A former CAB building located in Abergele town centre on a total site area extending to approximately 0.14 acres. The site fronts onto Bridge Street (A547) and comprises a single storey building. Externally there is a parking area and open riverside green space. The building could suit a variety of future uses, subject to necessary consents. Site area is approximately 571 sq m (942 sq yds). Buyers are to note the existence of Himalayan Balsam at the property and are referred to the legal pack for further information.

Accommodation

Welcoming entrance, large open plan office space, two smaller interview rooms, small kitchenette and W.C.

Location

Located in Abergele town centre. A variety of amenities, facilities and neighbouring retailers are in the immediate surrounding area. Junction 24 of the A55 expressway is a short drive away.

Tenure / Property Information

Investment Analysis

The £45,000+ guide is below the supplied local Bridge Street completed-sale range of £70,000 to £300,000, but those sales are described only as “Other” and no floor areas, condition, use, tenure or direct comparability are provided. A supported GDV cannot therefore be established. The £2,100 buyer fixed fee is known; additional special-condition costs are unknown.

Investment Snapshot

Strategy Recommendation

Treat as a commercial, consent-led opportunity only. Obtain and review the legal pack, planning position, title, site constraints and Himalayan Balsam information before bidding; do not rely on residential or rental assumptions.

Works Required

No specific building defects or refurbishment requirements are evidenced. Any future adaptation or change of use would be subject to the necessary consents. The Himalayan Balsam issue should be reviewed in the legal pack and addressed in accordance with the relevant information and requirements.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR is not supported by the available evidence. There is no verified residential or investment use, rent, refurbishment budget, GDV, planning position or refinance valuation. The known minimum purchase outlay at the guide, before unknown works and other charges, is £47,100 including the £2,100 buyer fee.

Buy-to-Let Analysis

BTL analysis is not supported: no rental evidence, auctioneer rent estimate, residential use, or consent position is provided. The accommodation is presently described as office space and the property is commercial.

Flip Analysis

A flip appraisal cannot be established because no supported GDV, works budget, selling costs or planning/change-of-use position is available. The supplied completed sales provide context but are not sufficiently specific for a valuation.

Investor Risks & Due Diligence

• Future use or adaptation requires necessary consents, which are not evidenced.

• No sufficiently specific rental comparable or auctioneer rent estimate is available.

• No reliable GDV or refurbishment budget can be calculated from the supplied evidence.

• Himalayan Balsam is present; the legal pack should be reviewed for its implications.

• Additional fees may be payable under the Special Conditions of Sale.

• The supplied completed sales are varied and insufficiently detailed to establish a direct market value.

Recommendation

Treat as a commercial, consent-led opportunity only. Obtain and review the legal pack, planning position, title, site constraints and Himalayan Balsam information before bidding; do not rely on residential or rental assumptions.

Strategy Rating

Analysis Confidence

The evidence confirms the commercial building, site area, guide price, buyer fee and local sale references, but provides no tenure, planning, condition, floor area, rent, GDV, works budget or directly comparable valuation evidence.