Worcester Broadheath Bakery, Martley Road, Lower Broadheath, Worcester, Worcestershire, WR2 6RF

Description

Former food manufacturing facility with warehouse and office accommodation, offering asset management and potential redevelopment opportunity subject to consents. Total accommodation is approximately 8,883 sq m (95,616 sq ft) on a site of approximately 8.27 acres (3.35 ha). VAT is applicable.

Accommodation

Several large, interconnected manufacturing buildings with food preparation areas, staff welfare, loading and warehouse accommodation. Two main office blocks with open-plan, partitioned and storage accommodation. Large surfaced car park and loading areas to the front of the building. Two access points off Martley Road.

Location

Situated on the south side of Martley Road, approximately 2.5 miles north-west of Worcester city centre. Worcester is approximately 25 miles south of Birmingham, 50 miles north of Bristol and 20 miles north-east of Hereford. The property is close to the Bloor Homes Elgar Park consented residential development of up to approximately 1,400 dwellings.

Tenure / Property Information

Investment Analysis

The £2.5m+ guide is the only pricing evidence for this former food manufacturing facility. The supplied sold comparables are residential or otherwise insufficiently similar and do not support a commercial market value or GDV. The 95,616 sq ft accommodation and 8.27-acre site indicate substantial scale, but no commercial comparables, planning evidence, condition report, rental evidence or formal valuation is supplied. VAT is applicable, and searches, seller legal disbursements and possible additional charges are also payable.

Investment Snapshot

Strategy Recommendation

Treat as a commercial asset-management or redevelopment opportunity only after specialist valuation, building surveys, planning review, environmental review and detailed cost planning. Do not rely on BTL, BRRR or flip returns from the supplied evidence.

Works Required

No specific defects or required works are evidenced. Before any works allowance or bid, assess the interconnected manufacturing buildings, food-preparation areas, offices, warehouse, welfare facilities, loading areas, car park and services. Asset management or redevelopment would require appropriate professional surveys, cost planning and, where relevant, planning consents.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be established without a supported commercial GDV, rent, refurbishment budget, finance costs or refinance terms. Redevelopment potential is expressly subject to consents, so it should not be treated as achieved value.

Buy-to-Let Analysis

A BTL assessment cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The property is a large vacant former industrial/food manufacturing facility rather than evidenced residential accommodation, and no letting assumptions or operating costs are available.

Flip Analysis

A flip surplus cannot be calculated. No supported GDV, refurbishment cost, professional cost allowance, selling allowance or planning uplift is supplied. The residential sold comparables are not reliable evidence for this commercial property.

Investor Risks & Due Diligence

• VAT is applicable.

• The buyer pays 1% plus VAT of the sale price towards the seller's costs, in addition to searches and seller legal disbursements.

• Additional charges or third-party fees may apply.

• Redevelopment potential is subject to consents.

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

• No condition, EPC, heating or refurbishment-cost evidence is supplied.

• The supplied sold comparables are not sufficiently similar commercial evidence.

• The property is vacant.

Recommendation

Treat as a commercial asset-management or redevelopment opportunity only after specialist valuation, building surveys, planning review, environmental review and detailed cost planning. Do not rely on BTL, BRRR or flip returns from the supplied evidence.

Strategy Rating

Analysis Confidence

Evidence confirms the guide, tenure, vacancy, scale and potential use, but provides no commercial valuation comparables, rent, condition, EPC, refurbishment budget, planning detail or complete acquisition-cost schedule.