31A, Diamond Street, Aberdeen, Aberdeen City

Description

Two bedroom maisonette flat in the heart of the city. A two-bedroom first floor maisonette flat on Diamond Street, Aberdeen city centre. The accommodation is accessed by secure common entry and comprises a spacious lounge with views over Union Terrace Square, kitchen with a range of wall and base units and understairs office. On the top floor there are two spacious double bedrooms with integrated storage solutions. The property is described as a potential addition to a buy-to-let portfolio, with similar properties achieving £800+ PCM.

Accommodation

First floor maisonette accessed by secure common entry, comprising a spacious lounge with views over Union Terrace Square, kitchen with wall and base units, understairs office, and two spacious double bedrooms with integrated storage solutions.

Location

Diamond Street offers a balance between peaceful residential living and immediate access to city centre amenities. Union Street is a few steps away, providing access to shops, restaurants and transport links. Robert Gordon's University city centre campuses and Aberdeen University are within walking distance. Aberdeen railway and bus stations, Union Street, His Majesty’s Theatre, Union Terrace Gardens and shopping centres are nearby.

Tenure / Property Information

Investment Analysis

No completed-sale comparables or formal valuation evidence supplied, so GDV cannot be established. The £46,000 guide is used only for indicative yield analysis.

Investment Snapshot

Strategy Recommendation

Consider only after verifying condition, legal-pack charges, achievable rent and market value. On supplied evidence, the property is more suitable for cautious BTL screening than an underwritten flip or BRRR project.

Works Required

No specific defects or refurbishment works are evidenced. Allow for inspection, legal-pack review and any compliance or maintenance works identified before bidding.

Rental & Market Context

Potential BRRR Position

BRRR cannot be reliably assessed because GDV, refurbishment cost and refinance value are unsupported. The 3.6% administration charge is £1,656 at the guide price, with possible additional disbursements.

Buy-to-Let Analysis

The auctioneer estimates rent at £800+ PCM, implying £9,600+ annually and an indicative 20.9% gross yield against the £46,000 guide. This excludes the 3.6% administration charge, other possible fees, works, finance, tax and management costs. The rent is an estimate, not achieved rent, and no sufficiently specific rental comparables were supplied.

Flip Analysis

Flip analysis cannot be quantified because no completed-sale comparables, GDV or refurbishment allowance were supplied. Potential resale economics remain unverified.

Investor Risks & Due Diligence

• £800+ PCM is an auctioneer estimate rather than verified achieved rent.

• No completed-sale comparables or formal market valuation supplied.

• Property condition and refurbishment requirements are not evidenced.

• Buyer administration charge is £1,656 at the guide price, with possible additional legal, search, transfer and seller-cost charges.

• EPC rating is D and no heating or parking information is supplied.

Recommendation

Consider only after verifying condition, legal-pack charges, achievable rent and market value. On supplied evidence, the property is more suitable for cautious BTL screening than an underwritten flip or BRRR project.

Strategy Rating

Analysis Confidence

Property description, guide price, tenure and auctioneer rent estimate are provided, but there are no sold comparables, specific rental comparables, condition assessment, refurbishment costs or GDV evidence.