No. 405 - 405A Poulton Road, Wallasey, Merseyside

Description

Mixed use investment opportunity comprising ground floor shop premises currently vacant, an extensive multi-room rear yard unit with possible residential conversion, and a well-presented two-bedroom flat on the first and second floors.

Accommodation

Ground floor shop premises, extensive multi-room rear yard unit, and a two-bedroom flat occupying the first and second floors.

Location

Prominent terrace location with brick elevations in Wallasey, Merseyside.

Tenure / Property Information

Investment Analysis

The £90,000 guide is below the supplied Poulton Road completed-sale evidence of £100,000 and £140,000, but those properties are described as different property types and are not sufficiently specific comparables for this mixed-use building. The vacant shop, rear yard unit and two-bedroom flat require separate valuation and legal/consent review. A supported GDV cannot be established from the evidence provided.

Investment Snapshot

Strategy Recommendation

Potential income-led purchase subject to satisfactory inspection, legal-pack review and confirmation that the quoted rents are achievable. Do not rely on rear-unit residential conversion or proceed on a flip/BRRR basis without planning, cost and valuation evidence.

Works Required

No specific defects or quantified works are evidenced. Before commitment, inspect the shop, rear yard unit and flat; verify services, fire and safety requirements, EPC compliance, and investigate whether any residential conversion of the rear unit is legally and practically achievable. Allow for only works supported by the inspection and legal pack.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed reliably because no supported GDV, refurbishment budget or finance costs are available. At the guide, the known buyer premium and admin charge add £3,600, before any other auction, legal or disbursement costs. Refinance capacity cannot be calculated without a supported post-works valuation.

Buy-to-Let Analysis

The auctioneer estimates £700 pcm for the commercial unit and £650 pcm for the two-bedroom flat, giving estimated combined rent of £1,350 pcm or £16,200 annually. Against the £90,000 guide, this indicates an 18.0% gross yield before buyer premium, admin charge, works, voids, management, maintenance, tax and finance. The figures are estimates rather than passing rents, and no external rental comparables were identified. The rear yard unit is not assigned a separate rent, so its income potential is unverified.

Flip Analysis

A flip surplus cannot be calculated. The supplied completed sales range from £64,000 to £140,000 but concerns properties described as terraced, detached or other rather than a directly comparable mixed-use building. No refurbishment budget, supported GDV or selling allowance is available.

Investor Risks & Due Diligence

• Auctioneer rent figures are estimates and are not passing rents.

• The rear yard unit's possible residential conversion is unconfirmed and may require planning, building-control and other consents.

• The property is vacant, so letting demand, condition and achievable rents require verification.

• The supplied sold comparables are not sufficiently specific to establish a reliable mixed-use market value.

• Known buyer premium and admin charge total £3,600, with additional possible search, seller-cost, legal, transfer and disbursement charges.

• No refurbishment budget or condition evidence is provided.

Recommendation

Potential income-led purchase subject to satisfactory inspection, legal-pack review and confirmation that the quoted rents are achievable. Do not rely on rear-unit residential conversion or proceed on a flip/BRRR basis without planning, cost and valuation evidence.

Strategy Rating

Analysis Confidence

The tenure, vacancy, accommodation and auctioneer rent estimates are supplied, but there are no specific rental comparables, condition report, refurbishment costs, planning evidence, mixed-use valuation or supported GDV.