Development / Investment | BS5
South West
£250,000Guide Price
Listed on 28/09/2026
Listed on 28/09/2026
The listing
Property details
Bedrooms
2Type
FlatArea
1448 sqftDescription
Offered at live online auction, this freehold corner property extends to approximately 1,448 sq ft and combines a former ground-floor veterinary practice with a self-contained first-floor flat. It is offered with vacant possession. The first-floor accommodation requires modernisation, and the listing describes scope to reconfigure it as a two-bedroom flat.
Planning application 26/13656/F proposes changing the ground-floor commercial unit from Use Class E to a self-contained flat. The application decision was stated as due on 23 October 2026, so its status and any conditions should be checked. The listing also mentions possible alternative layouts and continued commercial use, all subject to the necessary consents.
The property is in St George, with amenities on Church Road nearby and Bristol city centre around three miles away. The listing includes a rental appraisal, but any proposed layout, planning position, costs and rental assumptions should be independently verified. Auction terms, the legal pack and completion arrangements should be reviewed before bidding.
WHOTS analysis
Our WHOTS verdict
An internal assessment of the opportunity to acquire, improve and create value.
71out of 100
Grade BGood opportunity
Confidence: MEDIUM
At £250,000, this freehold corner property is offered at about £173/sq ft, well below the local average of £376/sq ft—an unusually low entry point for a 1,448 sq ft project. The first-floor flat has worn finishes and a dated kitchen and bathroom, while the ground floor retains its former veterinary-practice fit-out, giving a buyer scope to modernise the existing flat and pursue the proposed residential conversion. The listing says planning for a ground-floor flat is pending a decision; verify the outcome and all required consents, including any first-floor layout changes.
The £45,000–£85,000 renovation range signals a substantial, two-part job rather than a cosmetic refresh. The score is supported by the low asking price and strong modelled economics, while the condition and average fundamentals and location temper the opportunity.
Key opportunities
- Rework the former ground-floor practice into the proposed self-contained flat, subject to the planning decision and required consents.
- Modernise the first-floor flat, including its dated kitchen and bathroom, and explore the listed potential to improve its layout.
- The corner position, separate accommodation and external access offer flexibility to shape the ground-floor space for residential or continued commercial use.
Key risks
- The £45,000–£85,000 works range and separate ground-floor conversion make this a substantial budget and programme, not a cosmetic refresh; allow for the scope to be confirmed and for required consents.
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Current average 2-year fixed rate is 4.45%
Current average variable rate is 6.60%
Monthly Repayments
£944
Based on a loan of £187,500 over 30 years at 4.45% interest
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