Former Post Office, 50 High Street, Holywell, CH8 7AA

Description

The property comprises a freehold former post office with a number of value-add opportunities. Arranged across basement, ground, first and second floors, the property is offered with full vacant possession and has recently undergone works to remove fixtures associated with its previous use as a post office. The property may be suitable for development to residential or other uses, subject to obtaining any requisite consents.

Accommodation

Arranged across basement, ground, first and second floors; 2,985 sq ft (277.34 sq m)

Location

Prominent pitch fronting Holywell High Street, the principal retail pitch in the town, characterised by a mix of local and national occupiers.

Tenure / Property Information

Investment Analysis

The £75,000 guide is the only current pricing evidence. The sole completed comparable is the same property at £55,000 in October 2017, which is historic and does not establish current market value. No sufficiently specific rental evidence, current comparable sales, refurbishment budget or consented residential scheme is supplied, so GDV and investment value cannot be reliably estimated.

Investment Snapshot

Strategy Recommendation

Proceed only as a subject-to-due-diligence development or commercial-use opportunity. Confirm planning, title, condition, costs, VAT and exit value before setting a bid; do not rely on the guide as an established GDV.

Works Required

Undertake building, structural and services surveys; review the recently removed former post-office fixtures; assess the basement, ground, first and second floors; and establish the feasibility, costs and consents for any residential or alternative use. No specific defects or quantified works are evidenced.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment is not supportable because there is no evidenced GDV, rent, refurbishment budget or consented residential layout. The vacant freehold building may offer development potential, but planning, building condition, costs and refinance value require verification before bidding.

Buy-to-Let Analysis

BTL cannot be underwritten from the supplied evidence. No sufficiently specific rental comparable or auctioneer rent estimate is provided, and the building's future use and required works are unresolved. Gross yield and cash flow cannot therefore be established.

Flip Analysis

A flip appraisal cannot be calculated. The only completed comparable is the same property sold for £55,000 in 2017, while no current GDV, works allowance, selling costs or consented redevelopment scheme is supplied.

Investor Risks & Due Diligence

• Residential or alternative use may require planning and other consents.

• No refurbishment or conversion cost evidence is supplied for the four-level, 2,985 sq ft building.

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

• VAT may apply and other seller charges may arise under the Special Conditions of Sale.

• The included leasehold title and its implications require legal review.

• The only supplied comparable is the same property sold in 2017 and may not reflect current value.

Recommendation

Proceed only as a subject-to-due-diligence development or commercial-use opportunity. Confirm planning, title, condition, costs, VAT and exit value before setting a bid; do not rely on the guide as an established GDV.

Strategy Rating

Analysis Confidence

The evidence confirms tenure, vacancy, size, former use and guide price, but lacks current comparables, rent, EPC, condition detail, costs, planning status, GDV and fee amounts.