31 Brislington Hill, Brislington, Bristol

Description

The property comprises a vacant retail investment forming part of a high footfall local parade. Arranged across ground and first floors, the property is let on a new 10 year lease to a cafe expiring June 2036 and paying £9,600 per annum. The property occupies a prominent 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

Retail unit arranged across ground and first floors; 863 sq ft (80.17 sq m)

Location

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

Tenure / Property Information

Investment Analysis

The £10,000 guide is materially below the stated £9,600 annual rent, but no sold comparables, capitalisation yield, valuation evidence, buyer fees or condition information are supplied. The evidence also contains a material inconsistency: the property is described as vacant, while a new 10-year cafe lease is stated to be in place and producing £9,600 per annum until June 2036. The lease terms, tenant status, passing rent and vacant-possession position require verification before bidding.

Investment Snapshot

Strategy Recommendation

Investigate as a potential income-producing commercial leasehold acquisition only if the stated cafe lease and £9,600 annual rent are independently verified. Do not bid on the headline yield alone; obtain legal and valuation advice, confirm the occupancy contradiction and establish the leasehold value before setting a bid limit.

Works Required

No refurbishment works are evidenced. Verify the physical condition, repair obligations, services, EPC position and compliance requirements before assuming any works budget.

Rental & Market Context

Potential BRRR Position

A BRRR assessment cannot be completed because no GDV, refurbishment budget, finance costs or valuation evidence is supplied. The leasehold term of approximately 69 years may affect refinanceability and value; lease extension and lender requirements should be investigated.

Buy-to-Let Analysis

On the stated lease rent of £9,600 per annum, the gross rent is approximately £800 pcm and equates to 96% of the £10,000 guide before costs. This unusually high result reflects the very low guide and cannot be treated as a reliable investment yield without confirming the lease, rent, tenant covenant, deposit, repairing obligations and all auction costs. No external rental comparables or net-income evidence are supplied.

Flip Analysis

A flip appraisal cannot be established because there are no sold comparables, GDV, condition details, refurbishment costs, selling costs or confirmation of vacant possession. The existing stated cafe lease would also need to be considered in any resale strategy.

Investor Risks & Due Diligence

• Contradiction between the stated vacant occupancy and the stated new cafe lease producing £9,600 per annum.

• No sold comparables or formal valuation evidence.

• Approximately 69 years remain on the lease, which may restrict value and mortgageability.

• No buyer premium, administration charge or other acquisition costs are supplied.

• No condition, repair, compliance or refurbishment information is supplied.

• The stated rent may not be passing or may require verification despite being described as payable under the lease.

Recommendation

Investigate as a potential income-producing commercial leasehold acquisition only if the stated cafe lease and £9,600 annual rent are independently verified. Do not bid on the headline yield alone; obtain legal and valuation advice, confirm the occupancy contradiction and establish the leasehold value before setting a bid limit.

Strategy Rating

Analysis Confidence

The guide price, stated annual rent, lease term, accommodation and leasehold tenure are provided, but there are no comparables, GDV evidence, condition assessment, works budget, fees or reliable clarification of the contradictory occupancy and lease information.