15-17 Brislington Hill, Brislington, Bristol BS4 5BE

Description

The property comprises a high yielding retail investment forming part of a high footfall local parade. Arranged across ground and first floors, the property is fully let to an individual t/a Staystrong Gym on a 5 year lease which expires 15.12.2030 and paying £14,400 per annum, subject to a rent review on 16.12.2026 and a tenant break option at 16.12.2027.

Accommodation

Ground and first floors; 1,730 sq ft (160.72 sq m)

Location

The property occupies a prominent position and forms part of a popular local parade. The parade enjoys low levels of vacancy and high levels of footfall due to a number of large residential blocks in the area. The property also benefits from a prominent frontage to the busy Bath Road, and benefits from a nearby pedestrian overpass, further adding to footfall.

Tenure / Property Information

Investment Analysis

The property is a fully let commercial retail investment producing stated passing rent of £14,400 per annum (£1,200 pcm). Against the £20,000 guide, this represents a headline yield of 72.0%, before the unknown buyer premium, VAT, seller charges, legal costs and any other acquisition costs. No completed commercial sales, capitalisation yield evidence or market valuation evidence has been supplied, so GDV and a supported maximum bid cannot be established. The lease has approximately 69 years unexpired and includes a rent review on 16.12.2026 and tenant break option on 16.12.2027, creating material income and valuation uncertainty.

Investment Snapshot

Strategy Recommendation

Consider only as a specialist commercial income investment after reviewing the legal pack, lease, tenant covenant, rent review, break option, EPC and all buyer/seller charges. Do not bid solely on the headline guide-price yield.

Works Required

No refurbishment works are evidenced in the supplied information. Allow for inspection and legal-pack review only; the EPC position, lease terms, rent review provisions, break mechanics and any repair obligations should be verified before bidding.

Rental & Market Context

Potential BRRR Position

A BRRR strategy cannot be reliably underwritten from the supplied evidence. No GDV, commercial valuation yield, refurbishment budget, lending terms or refinance value is provided. The 69-year lease term, tenant break option and uncertain rent review outcome may constrain refinanceability and valuation.

Buy-to-Let Analysis

This is a commercial retail investment rather than a residential BTL. The stated passing rent is £14,400 per annum, equivalent to £1,200 pcm. On the £20,000 guide alone, the headline gross yield is 72.0%, but the true acquisition yield cannot be confirmed because the buyer premium, VAT and other charges are not supplied. Income is also exposed to the 16.12.2027 tenant break and the outcome of the 16.12.2026 rent review.

Flip Analysis

A flip or resale surplus cannot be calculated because no commercial comparable sales, GDV, selling costs or acquisition-cost schedule has been supplied. The property is already let, so resale value is likely to depend materially on the lease, tenant covenant, rent review and break provisions.

Investor Risks & Due Diligence

• Approximately 69 years remain on the leasehold term.

• Tenant break option on 16.12.2027 may interrupt the stated rental income.

• The 16.12.2026 rent review outcome is unknown.

• The tenant is an individual trading as Staystrong Gym; tenant covenant and financial strength are not evidenced.

• Buyer premium is payable but its amount is not supplied.

• VAT may apply to the sale price and other seller charges may be payable.

• No EPC rating is shown; the legal pack must be reviewed.

• The headline 72.0% yield is based only on the guide price and excludes unknown acquisition costs.

Recommendation

Consider only as a specialist commercial income investment after reviewing the legal pack, lease, tenant covenant, rent review, break option, EPC and all buyer/seller charges. Do not bid solely on the headline guide-price yield.

Strategy Rating

Analysis Confidence

Passing rent, lease structure, tenure, guide price and accommodation are supplied, but there is no valuation evidence, commercial comparable data, buyer premium, VAT amount, seller charges, EPC rating, legal-pack detail or supported exit value.