21 Brislington Hill, Brislington, Bristol

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 DC Ocean Foods Limited t/a Convenience Store on a recently signed five year lease expiring 08.05.2030 and paying £8,400 per annum. The property occupies a prominent corner pitch 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.

Accommodation

Arranged across ground and first floors; 1,168 sq ft (108.51 sq m).

Location

Forms part of a popular local parade with low levels of vacancy and high levels of footfall. Prominent corner pitch and frontage to the busy Bath Road, with a nearby pedestrian overpass.

Tenure / Property Information

Investment Analysis

The property is a fully let leasehold retail investment producing contractual rent of £8,400 per annum. The £10,000 guide implies an 84.0% gross yield, but this is not a reliable valuation indicator because no completed sales, market-rent evidence or formal GDV evidence is supplied. The 69-year unexpired lease term, tenant break option and unknown buyer/seller charges require legal-pack and auction-condition review.

Investment Snapshot

Strategy Recommendation

Treat as a commercial income investment only after reviewing the legal pack, lease, tenant-break provisions, title and all buyer/seller charges. Do not rely on the headline guide yield when setting a bid.

Works Required

No refurbishment works are evidenced. Allow only for routine landlord obligations or compliance items if identified in the legal pack; the lease is stated to be full repairing and insuring.

Rental & Market Context

Potential BRRR Position

A BRRR strategy cannot be underwritten from the supplied evidence. No GDV, refurbishment budget, lending terms or refinance valuation is provided. The leasehold term and tenant break option may also affect refinancing and exit value.

Buy-to-Let Analysis

This is a commercial retail investment rather than a residential BTL. The stated passing rent is £700 per month, producing an arithmetic gross yield of 84.0% against the £10,000 guide only. No external rental evidence is available, and the yield cannot be assessed reliably against total acquisition cost because buyer fees, VAT and other charges are unknown.

Flip Analysis

A flip analysis is unsupported because no comparable sales, GDV, works budget or selling-cost allowance is supplied. The property is fully let, so the evidence supports an income-investment assessment rather than a refurbishment resale case.

Investor Risks & Due Diligence

• Approximately 69 years remain on the leasehold title, subject to legal-pack confirmation.

• The tenant has a break option in the third year of the five-year lease.

• The stated rent is contractual passing rent, not evidence of open-market rental value.

• Buyer premium, VAT and possible seller charges are not quantified.

• No formal market valuation, comparable sales or resale GDV is supplied.

• Tenant covenant and lease compliance cannot be assessed from the supplied evidence.

Recommendation

Treat as a commercial income investment only after reviewing the legal pack, lease, tenant-break provisions, title and all buyer/seller charges. Do not rely on the headline guide yield when setting a bid.

Strategy Rating

Analysis Confidence

Passing rent, lease terms, tenure, accommodation and guide price are supplied, but there are no sales comparables, market-rent evidence, GDV, works budget, EPC, legal-pack details or confirmed acquisition charges.