Former Salvation Army, Somersby Avenue, Mablethorpe, Lincolnshire, LN12 1HH

Description

A Vacant Single Storey Detached Building. Potential for Development (Subject to Obtaining all Relevant Consents). The property comprises a single storey detached building. The vendor has had a positive pre-app for residential conversion. No planning application has been submitted for this scheme. Drawings of the proposed plans are available for inspection upon request. Auction House London make no representations or warranties with regard to this scheme and/or the validity of the aforementioned plans. Buyers must rely on their own enquiries with regard to any development potential, permissions required and any previous planning history in respect of this site.

Accommodation

Ground Floor: Kitchen, WCs, Storage Area. G.I.A. approximately 197 sq m.

Location

The property is situated on a mixed use road close to local shops and amenities. The open spaces of Mablethorpe Beach are within easy reach. Transport links are provided by the A16 to the west.

Tenure / Property Information

Investment Analysis

The guide is £100,000 plus fees. Sold evidence on Somersby Avenue ranges from £148,000 to £205,000 for detached freehold properties, but the evidence does not establish their size, condition, accommodation or use and is not sufficiently comparable to this vacant former Salvation Army building. Residential conversion has only received a positive pre-application indication; no planning application or consent is in place. A reliable GDV, refurbishment budget or maximum bid cannot therefore be supported.

Investment Snapshot

Strategy Recommendation

Planning-led acquisition only after reviewing the legal pack, pre-application response, drawings, planning history, surveys, conversion costs and all fees. Do not bid on a conventional residential valuation basis without satisfactory due diligence.

Works Required

Investigate and, if viable, obtain consent for residential conversion; prepare detailed layouts and undertake only works confirmed by the approved scheme and subsequent surveys. The evidence does not quantify required refurbishment.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR strategy is premature. The positive pre-application response may support further investigation but does not grant planning permission. GDV, works cost, rent and refinance value cannot be established from the evidence supplied.

Buy-to-Let Analysis

BTL cannot be assessed reliably. No sufficiently specific rental comparable or auctioneer rent estimate is supplied, and residential use has not been approved. Yield calculations are therefore unsupported.

Flip Analysis

A flip appraisal cannot be completed reliably. The supplied sold comparables are detached freehold transactions on the same avenue, but lack sufficient detail for comparison with this 197 sq m former non-residential building. Conversion consent, detailed plans, works costs and resale value remain unconfirmed.

Investor Risks & Due Diligence

• No planning application or residential conversion consent has been submitted.

• A positive pre-application response is not a planning permission or guarantee of approval.

• Auction House London gives no warranty regarding the proposed scheme or drawings.

• The building's condition and conversion cost are not evidenced.

• No sufficiently specific rental evidence or auctioneer rent estimate is supplied.

• Buyer premium and other possible legal, search, transfer and seller-cost charges are unspecified.

• The sold comparables do not provide enough detail to establish a reliable GDV for this property.

Recommendation

Planning-led acquisition only after reviewing the legal pack, pre-application response, drawings, planning history, surveys, conversion costs and all fees. Do not bid on a conventional residential valuation basis without satisfactory due diligence.

Strategy Rating

Analysis Confidence

Key inputs are missing or unresolved, including planning consent, detailed conversion scheme, condition, works cost, bedroom configuration, rental evidence, comparable property detail and unspecified auction fees.