Unit 5B, 10-18 Queen Street, Barnsley, South Yorkshire, S70 1RJ

Description

A Double Fronted Mid Terrace Commercial Building. Unit 5B is Arranged to Provide a Ground Floor Retail Unit with Ancillary Space on the Three Floors Above Let To Holland & Barrett Producing £46,750 Per Annum, Unit 5A is Arranged to Provide a Ground Floor Retail Unit (Let to TUI) with Ancillary Space Above and is Sold Off on a Long Lease.

Accommodation

Mid terrace commercial building arranged to provide two retail units with ancillary space on the upper floors; one unit is sold off on a long lease. Unit 5B comprises a ground-floor retail unit with ancillary space on the three floors above. Unit 5A comprises a ground-floor retail unit with ancillary space above.

Location

Situated in Barnsley city centre close to local shops and amenities. Nearby multiples include Costa Coffee, Halifax and Subway. Dearne Valley Country Park is within easy reach. Transport links are provided by Barnsley rail station and the M1.

Tenure / Property Information

Investment Analysis

The property provides stated annual income of £46,750 from Unit 5B, while Unit 5A is sold off on a long lease. At the £360,000 guide, the gross income yield on the stated Unit 5B rent is approximately 12.99%. A reliable capital value or GDV cannot be established because no investment yield, lease terms, expiry details, rent review information, EPC, condition evidence or sufficiently specific comparable sales are supplied. The Queen Street comparable is described only as “Other” and is not sufficiently specific for direct valuation.

Investment Snapshot

Strategy Recommendation

Consider only as an income-led commercial investment subject to satisfactory legal-pack, lease, title and building due diligence. Do not bid on a flip or BRRR basis without independent valuation and confirmed costs.

Works Required

No specific repairs, refurbishment requirements or statutory works are evidenced. Allow for professional review of the building, leases, title and legal pack before bidding; any physical works remain unquantified.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR strategy cannot be reliably underwritten from the supplied evidence. No refurbishment budget, capital value, investment yield or refinance terms are provided. The stated income may support an investment case, but refinance proceeds and cash left in cannot be calculated without a supported valuation and full lease review.

Buy-to-Let Analysis

This is a commercial income investment rather than residential BTL. The stated Unit 5B income is £46,750 per annum, producing an indicative gross yield of 12.99% against the £360,000 guide before the £1,800 admin charge, other buyer costs, finance, maintenance, insurance, voids and tax. The yield cannot be fully assessed without the lease terms, rent review provisions, covenant and remaining term. Unit 5A is sold off on a long lease and should not be treated as additional passing rent without further evidence.

Flip Analysis

A flip/resale surplus cannot be calculated. No supported GDV, refurbishment budget, selling allowance or comparable commercial valuation is supplied. The available comparable is not sufficiently specific for a reliable resale assessment.

Investor Risks & Due Diligence

• Unit 5B lease term, rent review pattern, break rights, repairing obligations and tenant covenant are not supplied.

• Unit 5A is sold off on a long lease, so its income, control and future value require title and lease verification.

• The £1,800 admin charge is stated, while further disbursements, seller costs, legal fees, searches and transfer fees may be payable under the legal pack.

• No condition, EPC, statutory compliance or building-cost evidence is supplied.

• The gross yield calculation excludes operating costs, finance, tax, vacancy and all acquisition costs other than the guide-price denominator.

• The supplied Queen Street comparable is not sufficiently specific to establish market value.

Recommendation

Consider only as an income-led commercial investment subject to satisfactory legal-pack, lease, title and building due diligence. Do not bid on a flip or BRRR basis without independent valuation and confirmed costs.

Strategy Rating

Analysis Confidence

Passing rent, guide price, tenure, occupiers and the admin charge are supplied, but lease terms, valuation yield, condition, EPC, full costs and sufficiently comparable sales evidence are absent.