4 The Concourse, Brislington Hill, Bristol

Description

A Terrace Shop and Upper Part requiring modernisation with accommodation arranged on Two Floors comprising a first-floor ancillary accommodation and ground-floor retail premises.

Accommodation

Two floors: First Floor – Ancillary Accommodation; Ground Floor – Shop/Retail Premises.

Location

Situated off Bath Road, close to local shopping facilities and a short drive from the amenities available in Bristol City Centre including Bristol Temple Meads Train Station.

Tenure / Property Information

Investment Analysis

The £20,000+ guide is the only subject-specific price evidence supplied. No completed-sale comparables, formal valuation, GDV, refurbishment budget or leasehold valuation evidence is provided. The £5,833 pcm figure is an advertised asking rent for a commercial property in BS4, not a passing rent and not confirmed as applicable to this property. The known buyer premium is £1,500 including VAT, making the guide-price purchase plus buyer premium £21,500 before works and any seller-charged completion fees.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. Obtain the auction special conditions, full lease review, inspection-based works quotation, commercial valuation and subject-specific rental appraisal before considering purchase.

Works Required

Modernisation of the ground-floor retail premises and first-floor ancillary accommodation, subject to inspection. No specific defects, scope of works or cost allowance are evidenced, so a refurbishment budget cannot be established.

Rental & Market Context

Potential BRRR Position

A BRRR assessment cannot be completed because there is no supported GDV, refurbishment cost, subject-specific rent or refinance valuation. The approximately 69 years remaining on the lease may require specific lender and valuation review, but no lender criteria or lease terms beyond the term dates are supplied.

Buy-to-Let Analysis

BTL yield cannot be established reliably. The only rental evidence is a £5,833 pcm advertised asking rent for a commercial property in BS4, with no confirmation that it relates to this shop and upper part. The property is vacant, and no passing rent, market valuation, operating costs or leasehold restrictions affecting letting are supplied.

Flip Analysis

A flip assessment cannot be completed because there are no completed-sale comparables, supported GDV, refurbishment costs or supported selling-cost allowance. The property is described as requiring modernisation, but the financial impact is unknown.

Investor Risks & Due Diligence

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

• The property requires modernisation, but no condition report or refurbishment budget is available.

• The £5,833 pcm rent is an advertised asking rent for an unspecified commercial property and is not confirmed for this property.

• The property is vacant, so there is no passing income.

• The lease has approximately 69 years unexpired, which may affect valuation, mortgageability and resale.

• Additional seller-charged completion fees may apply under the special conditions and are not quantified.

• The buyer must pay the £1,500 buyer premium and satisfy the stated deposit requirement within 24 hours.

Recommendation

Do not bid on the current evidence alone. Obtain the auction special conditions, full lease review, inspection-based works quotation, commercial valuation and subject-specific rental appraisal before considering purchase.

Strategy Rating

Analysis Confidence

Only the property description, guide price, buyer premium, lease term, EPC and a non-specific advertised commercial rent are supplied; key valuation, condition, cost and income evidence is absent.