4 Russell Road, Aberdeen AB11 5RB

Description

The site is developed with a small workshop and office building and occupies a prominent position fronting Russell Road, close to the junction with Poyernook Road.

Accommodation

Site Area 0.04 acres (1,733 sq.ft./161 sq.m.).

Location

Accessed from Old Ford Road and close to the main thoroughfare, North Esplanade West. Neighbouring occupiers include office and industrial uses. The property occupies a strategic position within the North Deeside Business Quarter, an established commercial district immediately south of Aberdeen city centre. This location benefits from close proximity to Aberdeen Harbour, Union Square Shopping Centre, and the core business and shopping areas of the city. The surrounding area hosts a diverse mix of major office occupiers, industrial premises and supporting amenities.

Tenure / Property Information

Investment Analysis

The £10,000 guide price cannot be tested against completed sales, rental evidence or a supported valuation. The property is a commercial warehouse and office held on heritable tenure, but it is subject to a long lease expiring on 28 May 2046. The tenant is in administration, and neither the passing rent nor the outcome of the May 2025 rent review is provided. Buyer fees, VAT and seller charges are also unknown. A reliable GDV, yield or maximum bid cannot therefore be established.

Investment Snapshot

Strategy Recommendation

Do not bid on the guide price alone. Proceed only after reviewing the lease, rent-review position, tenant administration documents, title and all buyer and seller charges, with independent commercial valuation advice.

Works Required

No specific defects or refurbishment requirements are evidenced. Any works assessment should await inspection and review of the lease, occupational condition and compliance documentation.

Rental & Market Context

Potential BRRR Position

BRRR cannot be assessed reliably without a supported market value, rent, refurbishment budget and finance or transaction costs. The existing long lease and tenant administration also make the refinance and income position uncertain.

Buy-to-Let Analysis

A conventional BTL yield assessment cannot be completed because no passing rent, market rent or rental comparables are supplied. The tenant is in administration, creating material uncertainty over rent collection, lease enforcement and future occupation.

Flip Analysis

A flip appraisal cannot be supported because there are no completed comparables, GDV evidence, works costs or selling-cost allowance. The property is leased until 2046, which materially limits any vacant-possession or redevelopment assumption based solely on the supplied evidence.

Investor Risks & Due Diligence

• Tenant is in administration, with uncertain rent collection and lease performance.

• Passing rent and the May 2025 rent-review outcome are not provided.

• The property remains subject to a lease expiring on 28 May 2046, limiting assumptions about vacant possession or alternative use.

• No completed sales or sufficiently specific rental comparables are supplied.

• Buyer fees, VAT and potential seller charges are unknown.

• No condition or refurbishment information is supplied.

Recommendation

Do not bid on the guide price alone. Proceed only after reviewing the lease, rent-review position, tenant administration documents, title and all buyer and seller charges, with independent commercial valuation advice.

Strategy Rating

Analysis Confidence

The evidence confirms the use, tenure, lease term and tenant status, but omits rent, market comparables, condition, EPC, fees, VAT position and transaction costs.