118 Sauchiehall Street, Glasgow, Glasgow City, G2 3DH

Description

Prime city centre development opportunity comprising substantial upper-floor accommodation over four floors in Glasgow city centre. The property benefits from existing planning consent for office and studio accommodation and has potential for residential conversion subject to planning consents. Suitable for developers, investors and owner-occupiers.

Accommodation

Accommodation arranged over the first, second, third and attic floors. First floor: 667 sq ft. Second floor: 1,506 sq ft, easily split back into two separate suites. Third floor: 1,299 sq ft, easily split back into two separate suites. Attic floor: 559 sq ft. Total area: 4,031 sq ft. Passenger staircase and lift provide access to the upper floors; the lift requires maintenance.

Location

Highly visible prime location on Sauchiehall Street in the heart of Glasgow city centre, within easy walking distance of Glasgow Central and Queen Street stations, Buchanan Bus Station, the Glasgow Subway and numerous retail, leisure and cultural amenities. The locality includes restaurants, bars, nightclubs, theatres and cinemas, with the M8 motorway providing access across central Scotland and to Glasgow International Airport.

Tenure / Property Information

Investment Analysis

The £395,000 guide price equates to approximately £98 per sq ft across the stated 4,031 sq ft, before the unknown Buyer’s Premium, works and other costs. No completed sales, rental comparables, GDV evidence, refurbishment budget or sufficiently specific rent evidence has been supplied, so market value and investment returns cannot be reliably established. The property has existing consent for office and studio accommodation, while residential conversion remains subject to further planning consents.

Investment Snapshot

Strategy Recommendation

Treat as a development-led opportunity requiring full legal, planning, building-condition, lift and letting due diligence. Do not set a bid above the £395,000 guide without supported GDV, works, fee and exit evidence.

Works Required

Review and implement the consented office/studio layout, including potential subdivision of the second and third floors into separate suites. Investigate and undertake the required lift maintenance. Any residential conversion would require separate planning-consent assessment. No broader works allowance is supported by the evidence.

Rental & Market Context

Potential BRRR Position

A BRRR assessment is not supportable without a refurbishment budget, stabilised rental evidence, valuation/GDV evidence and details of the existing barber letting. The consented office/studio use and potential residential conversion create possible strategies, but planning and funding assumptions remain unverified.

Buy-to-Let Analysis

BTL returns cannot be established because no sufficiently specific rental evidence, passing rent or auctioneer rent estimate is supplied. The existing barber occupation on the first floor should also be reviewed through the legal pack before assessing income or vacant possession.

Flip Analysis

A flip surplus cannot be calculated because no comparable sales, GDV or supported works and selling-cost allowance has been supplied. The unknown Buyer’s Premium and other possible auction fees further prevent a reliable project-cost calculation.

Investor Risks & Due Diligence

• Residential conversion is only potential and would be subject to planning consents.

• The lift requires maintenance, but no cost or condition assessment is provided.

• The first floor is occupied by a barber, with no lease terms, rent or vacant-possession information supplied.

• No sufficiently specific rental comparables or auctioneer rent estimate are available.

• Buyer’s Premium and possible additional fees are not quantified.

• No condition survey or refurbishment budget has been supplied.

• Existing planning consent is stated for office and studio accommodation, but the consent details and conditions have not been provided.

Recommendation

Treat as a development-led opportunity requiring full legal, planning, building-condition, lift and letting due diligence. Do not set a bid above the £395,000 guide without supported GDV, works, fee and exit evidence.

Strategy Rating

Analysis Confidence

The description and floor areas are provided, but there are no completed comparables, rental evidence, GDV, works budget, tenure, lease details, EPC, council tax or quantified auction fees.