Unit 6, Brunel Court, Rudheath Way, Rudheath, Northwich, Cheshire CW9 7LP

Description

Self-contained high-quality offices in a courtyard setting in the heart of Cheshire. The property is an end of terrace forming part of Brunel Court, a high-quality office development on the very well regarded Business Park called Gadbrook Park. Premises comprises of two floors offering office space and meeting room.

Accommodation

VOA Floor Areas: Ground office - 695.3 sq.ft; Ground floor - 38.7 sq.ft; Ground floor - 20.4 sq.ft; Ground floor - 22.6 sq.ft; First office - 864.3 sq.ft; Total - 1,641 sq.ft.

Location

Gadbrook Park is situated on the outskirts of Northwich, fronting the A556 dual carriageway giving easy access to Manchester, Chester, Liverpool and Junctions 18 and 19 of the M6 (5 minutes) or Junction 10 of the M56 (15 minutes). Manchester Airport and Crewe Station, providing direct train services to London Euston, are within easy access, as is a frequent bus service running between Northwich and Winsford, together with on-site café and child nursery facilities.

Tenure / Property Information

Investment Analysis

The latest supplied Land Registry sale at the same Brunel Court development was £222,000 in May 2026. Other supplied sales range from £180,000 to £230,000 between 2022 and 2024, with a higher £399,000 sale in 2019 that appears less representative. These are not confirmed as Unit 6 transactions and provide no size, specification or lease-comparison detail, so the GDV range is indicative only.

Investment Snapshot

Strategy Recommendation

Do not bid on current evidence unless inspection, legal-pack review and commercial rental advice support the purchase. Treat the £222,000 GDV as indicative only and obtain a unit-specific valuation and rent opinion first.

Works Required

No physical defects or refurbishment requirements are evidenced. Allowance should therefore remain unquantified pending inspection, lease review and confirmation of the office specification and compliance position.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A 75% refinance of the indicative £222,000 base GDV is £166,500. However, refinance viability cannot be confirmed because rent, refurbishment costs, finance costs, lease terms and lender treatment of this leasehold office are unknown. The annual service charge and ground rent are known but other lease costs and review provisions require legal-pack confirmation.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The property is vacant, and the annual service charge of £1,805.56 plus ground rent of £272.40 would need to be considered alongside any achievable rent and lease obligations.

Flip Analysis

The indicative GDV is based on non-unit-specific sales at the same development. A flip appraisal cannot be completed because refurbishment costs, selling costs, acquisition costs beyond the buyer premium and the precise resale value of Unit 6 are not sufficiently evidenced. At the £125,000 guide, the buyer premium is £3,600 because the 2.4% calculation is below the stated minimum, before any other costs.

Investor Risks & Due Diligence

• No sufficiently specific rental evidence or passing rent is supplied.

• The supplied sales are for Brunel Court but are not confirmed as Unit 6 transactions.

• Leasehold ground rent and service charge review provisions require legal-pack confirmation.

• Annual service charge of £1,805.56 and ground rent of £272.40 reduce net investment returns.

• No condition, EPC, heating or compliance information is supplied.

• Additional fees may be payable under the Special Conditions of Sale.

• The property is vacant, creating letting and void risk.

Recommendation

Do not bid on current evidence unless inspection, legal-pack review and commercial rental advice support the purchase. Treat the £222,000 GDV as indicative only and obtain a unit-specific valuation and rent opinion first.

Strategy Rating

Analysis Confidence

There is useful same-development completed-sale evidence and clear acquisition charges, but no unit-specific comparable detail, rental evidence, EPC, condition assessment, lease terms or quantified works budget.