The Plough Motel, Campbell Road, Stoke-On-Trent, Staffordshire ST4 4EN

Description

The property comprises a popular commercial motel, sports bar and restaurant. The original building is a 2 storey public house with spacious bars and dining areas, to the rear are 2 contemporary purpose built blocks containing 36 en suite letting rooms.

Accommodation

Public House and Restaurant: Large public bar with servery, pool area, 60 cover restaurant, trade kitchen, storage and cellarage. On the first floor is a 2 bedroom managers flat with lounge, kitchen and bathroom. Potential to extend the first floor accommodation to create additional letting rooms subject to planning. Accommodation: 36 en suite twin and double rooms.

Location

Occupying a prominent position in the heart of Stoke on Trent, adjacent to one of the city's major employers Michelin and opposite the Britannia Stadium.

Tenure / Property Information

Investment Analysis

The only completed-sale evidence is for this same leasehold property: £550,000 in August 2018 and £612,500 in August 2021. The current £750,000+ guide is approximately 22.4% above the latest recorded sale, but no current independent valuation, trading accounts, occupancy data or rental evidence is supplied. £750,000 is therefore used only as an analytical base-price proxy, not a formal GDV.

Investment Snapshot

Strategy Recommendation

Do not bid above a separately verified value based on trading accounts, occupational leases and the legal pack. On the supplied evidence, proceed only with substantial diligence and a conservative commercial valuation; neither BTL nor BRRR returns can currently be underwritten.

Works Required

No specific defects or required refurbishment works are evidenced. Before bidding, review the legal pack, lease terms, ground rent, service charge, planning position, fire and commercial compliance, and the short-term occupational leases. Any extension or further car-park development remains subject to planning.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £750,000 guide, the 4.8% buyer premium is £36,000, before any unknown legal-pack fees, works or other costs. A 75% refinance against the £750,000 analytical GDV would be £562,500, but cash required and cash left in cannot be calculated without a supported works allowance, full acquisition costs and finance assumptions. Short-term occupational leases and the leasehold structure add refinancing risk.

Buy-to-Let Analysis

A conventional BTL yield cannot be established because no sufficiently specific rental evidence, passing rent or auctioneer rent estimate is supplied. The asset is a commercial motel, sports bar and restaurant currently let on short-term leases, so income, lease security and operating performance require verification.

Flip Analysis

A flip surplus cannot be calculated reliably. The latest completed sale evidence is £612,500, below the current £750,000 guide, while no refurbishment budget, selling costs or current independent resale valuation is supplied. The 36 letting rooms and trading facilities may support value, but no trading evidence is provided.

Investor Risks & Due Diligence

• The current guide exceeds the latest supplied completed sale for the same property.

• No passing rent, rental comparables or trading accounts are supplied.

• The property is currently occupied under short-term leases, with income and continuity unverified.

• Leasehold ground rent, service charge and review provisions are not supplied.

• Any first-floor extension or additional car-park development is subject to planning.

• Unknown special-condition, legal, finance, compliance and selling costs may materially affect returns.

Recommendation

Do not bid above a separately verified value based on trading accounts, occupational leases and the legal pack. On the supplied evidence, proceed only with substantial diligence and a conservative commercial valuation; neither BTL nor BRRR returns can currently be underwritten.

Strategy Rating

Analysis Confidence

The property description, lease term, guide, buyer premium and two completed sales are supplied, but there is no rental or trading evidence, condition survey, current valuation, refurbishment budget, EPC, service-charge detail or full acquisition-cost schedule.