Leeds Tranquility House, 3-9 Austhorpe Road, Crossgates, Leeds, West Yorkshire

Description

Comprises four shops together with an office and six self-contained flats above. Total accommodation of approximately 909 sqm (9,784 sq ft). Includes car parking on a site of approximately 0.18 hectares (0.44 acres). Potential to create further residential accommodation, subject to consents. VAT is not applicable.

Accommodation

Four shops, one office and six self-contained flats above; total accommodation approximately 909 sqm (9,784 sq ft).

Location

Situated on the corner of Austhorpe Road and Tranquillity, close to the entrance to the Crossgates Shopping Centre and within walking distance of Cross Gates Station. Cross Gates is approximately five miles east of Leeds city centre. The property is opposite the Crossgates Shopping Centre and close to various retailers and occupiers.

Tenure / Property Information

Investment Analysis

The auction guide is £1.45m–£1.55m, but no completed sales, rental evidence, passing rents, lease terms or formal valuation evidence has been supplied. Market value, income value and a supported GDV cannot therefore be established. The asset is a substantial tenanted mixed-use freehold comprising four shops, an office and six flats, with parking and possible further residential potential subject to consents.

Investment Snapshot

Strategy Recommendation

Do not proceed on the supplied evidence alone. Obtain the tenancy schedule, leases, rent roll, operating costs, title and special conditions, then commission valuation and building due diligence before setting a bid limit.

Works Required

No specific defects or refurbishment requirements are evidenced. Complete building, services, fire, compliance and tenancy due diligence; investigate the potential for additional residential accommodation only subject to the necessary consents.

Rental & Market Context

Potential BRRR Position

A BRRR assessment cannot be completed without verified rental income, lease information, refurbishment costs, finance assumptions and an evidence-supported GDV. The potential for further residential accommodation is expressly subject to consents and should not be valued without confirmation.

Buy-to-Let Analysis

BTL yield cannot be established because no passing rents, rent schedule, lease terms or sufficiently specific rental comparables have been provided. The property is tenanted, including the Post Office and Ladbrokes, but occupancy does not establish rental income or covenant strength.

Flip Analysis

A flip assessment cannot be supported because there are no comparable sales, formal GDV evidence, condition-based works costs or supported selling-cost allowance. The existing tenancies and mixed-use configuration would also require review before any resale strategy is considered.

Investor Risks & Due Diligence

• No passing rent, rent schedule or lease terms have been supplied for the tenanted units.

• No completed sales or sufficiently specific rental comparables are available to support value or yield.

• Additional seller or third-party charges may apply under the special conditions and addendum.

• Potential additional residential accommodation is subject to planning and other consents.

• Building condition, services, compliance and energy information have not been supplied.

• The mixed-use configuration requires separate assessment of commercial and residential occupational and valuation risks.

Recommendation

Do not proceed on the supplied evidence alone. Obtain the tenancy schedule, leases, rent roll, operating costs, title and special conditions, then commission valuation and building due diligence before setting a bid limit.

Strategy Rating

Analysis Confidence

The guide price and broad accommodation details are supplied, but rental income, lease terms, comparable sales, condition, EPC information, costs and formal valuation evidence are absent.