Regent House, 156-157 Lower High Street, Stourbridge, DY8 1TS

Description

A spacious freehold mixed use town centre investment property comprising three large well appointed apartments and three modern retail units. The property is a three-storey mid-terraced building with three retail units on the ground floor and three apartments on the upper floors. The retail units are occupied by RENW, Tan Love and Dan Barber. There is also a large vacant basement which may have future conversion potential to generate further income.

Accommodation

Flat A: modern kitchen, utility, bathroom, spacious lounge/dining room, walk-in dressing room, double bedroom with en-suite and a further double bedroom. Flat B: generous lounge with open-plan kitchen area, two double bedrooms and bathroom. Flat C: hall entrance, large modern kitchen, generous lounge/dining room, three double bedrooms including one en-suite, family bathroom and large roof terrace. Flats A and B have air conditioning and all flats benefit from double glazing. Three modern retail units with ancillary stores and WCs. Large vacant basement.

Location

Prominent position fronting the western side of Lower High Street, forming part of Stourbridge Town Centre’s retail core. The surrounding area has a mix of retail and professional uses, with King Edward VI College immediately opposite. Stourbridge is approximately 10 miles west of Birmingham City Centre.

Tenure / Property Information

Investment Analysis

The property produces stated contracted rents of £60,624 per annum from six occupied units. Nearby freehold sales provide limited market evidence: 158 Lower High Street sold for £400,000 in December 2024 and 160 Lower High Street sold for £450,000 in April 2026. These are described only as “Other” and no size, accommodation or income details are supplied, so they are indicative rather than directly comparable. A cautious evidence-based GDV range is £400,000–£450,000, with £425,000 adopted as the base scenario. The £575,000 guide is materially above these nearby sales, although the subject benefits from six income-producing tenancies and a vacant basement with only unconfirmed conversion potential.

Investment Snapshot

Strategy Recommendation

Consider only as a tenanted income investment, subject to satisfactory legal-pack, lease, rent-payment and condition due diligence. Do not rely on basement conversion or resale uplift without separate planning, cost and valuation evidence.

Works Required

No specific refurbishment defects or works are evidenced. The immediate requirement is review of the existing leases, occupation, rent payment history, repairing obligations and legal pack. Basement conversion potential should be investigated separately because no planning, building-regulation, access, services or cost evidence is supplied. Flat A has an EPC rating of E and may require future energy-efficiency assessment.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the base GDV scenario of £425,000, a 75% refinance figure would be approximately £318,750. A meaningful cash-left-in calculation cannot be completed because no refurbishment budget, finance costs or complete acquisition-cost schedule is supplied. At the guide price, the implied refinance would be below the purchase price before the £2,700 administration charge and other costs, so the supplied evidence does not demonstrate a viable BRRR exit.

Buy-to-Let Analysis

The six stated rents total £60,624 per annum, equivalent to £5,052 per month. Against the £575,000 guide alone, this represents a gross yield of approximately 10.54%, before finance, management, maintenance, insurance, voids, taxes and transaction costs. The rents are stated tenancy rents rather than external achieved-rent evidence, and lease terms, expiry dates, reviews and payment history require legal-pack verification. On the supplied income, this is primarily an income-led investment, but the guide is above the limited nearby comparable evidence.

Flip Analysis

A flip case is not supported by the evidence. No refurbishment requirement, refurbishment budget, resale costs or sufficiently detailed comparable evidence is supplied. The £575,000 guide is above the two more recent nearby freehold sales at £400,000 and £450,000, while the base GDV estimate is £425,000. Estimated flip surplus is therefore not calculated.

Investor Risks & Due Diligence

• The £575,000 guide is above the supplied nearby freehold sales of £400,000 and £450,000.

• Existing tenancies must be verified, including lease terms, expiry dates, rent reviews, repairing obligations and rent-payment history.

• The property is occupied subject to existing tenancies, which may restrict vacant possession, reletting or redevelopment.

• The vacant basement’s conversion potential is unconfirmed and has no supplied planning, building-regulation or cost evidence.

• Flat A has an EPC rating of E; future compliance requirements and upgrade costs are not assessed.

• The £2,700 administration charge is payable, while other special-condition costs, stamp duty and government taxes are not supplied.

• No external rental comparables or achieved-rent evidence are available.

Recommendation

Consider only as a tenanted income investment, subject to satisfactory legal-pack, lease, rent-payment and condition due diligence. Do not rely on basement conversion or resale uplift without separate planning, cost and valuation evidence.

Strategy Rating

Analysis Confidence

The tenancy rents, tenure, accommodation and two recent nearby sales are supplied, but there are no detailed comparable particulars, external rental comparables, refurbishment costs, finance terms, selling costs or full special-condition costs.