16A Glengate, Kirriemuir, Angus DD8 4HD

Description

A fully refurbished four-bedroom maisonette in the heart of Kirriemuir, set over the first and attic floors of a traditional red sandstone building above established local shops. The property extends to approximately 107 sq m and is listed and situated within a conservation area. It is let at £1,000 per calendar month (£12,000 per annum), with a gross yield of approximately 10.4% at the guide price.

Accommodation

First floor: hallway, lounge with period cornicing and decorative ceiling rose, fitted kitchen with integrated oven and hob, two bedrooms and WC. Attic floor: two further bedrooms beneath coombed ceilings and a bathroom with freestanding bath, separate walk-in rainfall shower and patterned floor tiles.

Location

Kirriemuir is a historic market town in Angus, known as the “Gateway to the Glens” and as the birthplace of J.M. Barrie. Glengate is in the town centre, a short walk from the square, local shops, cafés and everyday amenities. Forfar is approximately 6 miles away and Dundee about 17 miles to the south, with good road links via the A90.

Tenure / Property Information

Investment Analysis

The evidence confirms a fully refurbished 107 sq m four-bedroom maisonette, let at £1,000 pcm. No completed sales or sufficiently specific rental comparables are supplied, so GDV and market-value scenarios cannot be supported.

Investment Snapshot

Strategy Recommendation

Consider as a long-term BTL based on the stated in-situ rent, subject to satisfactory tenancy and legal-pack review. Do not rely on unverified refinance or resale values.

Works Required

No refurbishment works are evidenced as required. Allow for routine landlord maintenance only; the property is described as fully refurbished.

Rental & Market Context

Potential BRRR Position

A BRRR assessment cannot establish refinance proceeds or cash left in because no supported GDV is provided. The property is already described as fully refurbished, limiting any evidenced value-add works.

Buy-to-Let Analysis

At the £115,000 guide, the stated £1,000 pcm rent produces £12,000 annually and approximately 10.4% gross yield. Including the 3.6% buyer premium, known cost is £119,140 and gross yield is approximately 10.1%, before other possible costs and finance.

Flip Analysis

A flip surplus cannot be calculated because no completed sales evidence, GDV or selling-cost allowance is supplied. The property is already described as fully refurbished.

Investor Risks & Due Diligence

• The stated rent has no sufficiently specific external comparable evidence.

• Special Conditions may create additional search, legal, transfer or seller-cost liabilities.

• The building is listed and within a conservation area, potentially restricting future alterations.

• The property is tenant-occupied and tenancy terms, payment history and possession position are not supplied.

• EPC rating is D and no improvement-cost evidence is supplied.

Recommendation

Consider as a long-term BTL based on the stated in-situ rent, subject to satisfactory tenancy and legal-pack review. Do not rely on unverified refinance or resale values.

Strategy Rating

Analysis Confidence

Passing rent, guide price, buyer premium and property description are supplied, but there are no completed sales, external rental comparables, GDV evidence or details of additional auction costs.