The Old Police Station, 32 Jacobs Wells Road, Cliftonwood, Bristol, BS8 1DR

Description

Freehold detached period property dating from 1836, formerly used as a police station and as the Avon Wildlife Trust headquarters from 1986 until June 2022. The property is now vacant and sold with vacant possession. It offers flexible accommodation and potential for use as a family home, residential development or commercial premises, subject to consents.

Accommodation

4,908 sq ft over two floors, plus a small basement, enclosed courtyard garden and another garden overlooking Jacobs Wells Road.

Location

Accessible via a pedestrian path from Jacobs Wells Road in a secluded location within the open green space of Brandon Hill, close to Clifton, The Triangle, Park Street and the Harbourside. The property is understood to be locally listed, within the conservation area and within the local residents parking scheme.

Tenure / Property Information

Investment Analysis

The only supplied completed sale is 36A Jacobs Wells Road at £240,000 in November 2003, which is too old and lacks stated size or specification to support a current market value. No reliable current GDV, comparable evidence, rental evidence or refurbishment budget has been supplied. The £575,000 guide is an auction guide, not a valuation. At the guide, the known purchase price plus buyer premium is £576,800, excluding any other costs, finance, professional fees and works.

Investment Snapshot

Strategy Recommendation

Do not set a bid from the current evidence. Obtain planning and conservation advice, a full building survey, current comparable sales and a properly supported end-value appraisal before considering purchase or redevelopment.

Works Required

No specific defects or required works are evidenced. A professional building survey would be required before budgeting. Any change from former institutional/commercial use to residential, subdivision or other redevelopment would require confirmation of planning, listed/local-listing and conservation-area requirements, together with appropriate building and services assessments.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR appraisal cannot be quantified because GDV, refurbishment cost, achievable rent and finance costs are unsupported. The £575,000 guide plus the £1,800 buyer premium already gives a known minimum acquisition outlay of £576,800 before other costs, while the required consent and conversion scope remain uncertain.

Buy-to-Let Analysis

BTL appraisal cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The property’s former headquarters use and potential residential use are described as subject to consents, so residential letting should not be assumed without confirmation.

Flip Analysis

A flip appraisal cannot be quantified. No current comparable evidence, supported GDV, works budget or selling-cost allowance has been supplied. The sole comparable is from 2003 and is not sufficient to value this 4,908 sq ft former police station.

Investor Risks & Due Diligence

• Former police station and headquarters use may require planning and other consents for residential conversion or redevelopment.

• The property is understood to be locally listed and within a conservation area, potentially constraining alterations.

• No condition report or refurbishment budget has been supplied for the 4,908 sq ft property.

• Access is via a pedestrian path, and only participation in the local residents parking scheme is stated; practical servicing and parking arrangements require verification.

• No current market valuation or sufficiently specific rental evidence is available.

• Completion is required within 8 weeks or earlier, subject to mutual consent.

• The £1,800 buyer premium is payable on exchange, and other acquisition, finance and professional costs are not stated.

Recommendation

Do not set a bid from the current evidence. Obtain planning and conservation advice, a full building survey, current comparable sales and a properly supported end-value appraisal before considering purchase or redevelopment.

Strategy Rating

Analysis Confidence

The evidence confirms the guide, tenure, size, vacancy and buyer premium, but provides no current valuation comparables, rent evidence, condition report, works budget, planning position or supported GDV.