17-19 Windmill Brae, Aberdeen, Aberdeenshire, AB11 6HU

Description

The property is arranged over three floors to provide a bar. The tenant has extensively refurbished the unit, spending in excess of £200,000. Situated within the City's established leisure area and located 350m from Aberdeen train station. VAT is applicable.

Accommodation

Total accommodation of approximately 1,805 sq (19,429 sq ft); arranged over three floors to provide a bar.

Location

Aberdeen is a port city and the third largest Scottish city, and the main administrative and financial centre for the North East of Scotland. The city benefits from good communications being at the junction of the A90 and A96. Aberdeen Train Station is approximately 350 metres from the property, with services to London King's Cross. Aberdeen Airport is approximately 6 miles north of the city centre. The property is situated on Bridge Place, accessed via Bridge Street, which leads to Union Street. Nearby occupiers include bars, restaurants and hotels, including Travelodge and Citi.

Tenure / Property Information

Investment Analysis

The only supplied pricing evidence is the £290,000–£310,000 auction guide. No completed sales, passing rent, lease term, rent review details, external rental comparables or formal valuation are provided, so GDV and investment value cannot be independently established. VAT applies and buyer, administration and other charges are not quantified, preventing a reliable all-in acquisition calculation.

Investment Snapshot

Strategy Recommendation

Treat as a specialist tenanted commercial investment, not a refurbishment or flip, and proceed only after verifying the lease, rent, tenant covenant, sublease, VAT treatment and all auction costs.

Works Required

No purchaser refurbishment requirement is evidenced. The tenant has extensively refurbished the premises, reportedly spending in excess of £200,000. Confirm the condition, compliance, repair obligations and reinstatement responsibilities under the lease.

Rental & Market Context

Potential BRRR Position

A BRRR assessment is not supportable from the evidence. There is no independently supported GDV, rent, finance cost, buyer-cost figure or quantified VAT treatment. The reported tenant-funded refurbishment may support occupation, but its value to a purchaser depends on the lease and tenant covenant.

Buy-to-Let Analysis

This is a commercial public house investment rather than a residential BTL. No passing rent or sufficiently specific rental evidence is supplied, so income yield and affordability cannot be calculated. Obtain the occupational lease, rent, term, review provisions, tenant covenant information and details of the lower-ground sublease.

Flip Analysis

A flip appraisal cannot be established because no completed sales, formal GDV or supported resale allowance is supplied. The guide range is the only market pricing indicator, while VAT and other charges remain unquantified.

Investor Risks & Due Diligence

• VAT is applicable, but the financial impact and recoverability are not supplied.

• Additional seller or third-party charges may apply, but are not quantified.

• No passing rent, lease term, rent review information or tenant covenant evidence is provided.

• The lower-ground area is sub-let, but the sublease terms and consent position are not supplied.

• No completed sales or sufficiently specific external rental comparables are available.

• The extent of the landlord's repair, compliance and reinstatement obligations is not stated.

Recommendation

Treat as a specialist tenanted commercial investment, not a refurbishment or flip, and proceed only after verifying the lease, rent, tenant covenant, sublease, VAT treatment and all auction costs.

Strategy Rating

Analysis Confidence

The guide price and occupancy description are provided, but rent, lease economics, comparable evidence, GDV, fees, VAT treatment and condition details needed for underwriting are absent.