5 Old Ford Road, Aberdeen

Description

This regular-shaped site is situated on Old Ford Road and has been fully developed to provide a two-storey office and warehouse building of traditional construction, arranged beneath a single-pitched roof. Access to both the site and the building is taken directly from Old Ford Road.

Accommodation

Site Area: 0.416 acres (18,116 sq.ft./1,683 sq.m.). Two-storey office and warehouse building.

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. The location benefits from close proximity to Aberdeen Harbour, Union Square Shopping Centre, and the core business and shopping areas of the city.

Tenure / Property Information

Investment Analysis

No completed sales comparables, formal valuation, passing rent or auctioneer rent estimate are supplied. The £8,317 pcm figure is an advertised commercial asking rent for AB11 and is not identified as relating to this property, so it cannot support a property-specific GDV or yield. The £50,000 guide is not evidence of market value. VAT and buyer/seller charges are also unclear.

Investment Snapshot

Strategy Recommendation

Treat as a tenanted commercial investment only pending verification of the passing rent, lease, tenant covenant, building condition, VAT position and all auction charges. Do not bid using the supplied asking-rent advert as a valuation proxy.

Works Required

No specific defects or required works are evidenced. Obtain building, services, roof, compliance and environmental surveys, and review the condition of the two-storey office and warehouse accommodation before budgeting works.

Rental & Market Context

Potential BRRR Position

A BRRR assessment is unsupported because no property-specific GDV, refurbishment budget, passing rent or finance costs are available. The existing lease may provide income security, but the lease and tenant covenant require full legal and financial due diligence.

Buy-to-Let Analysis

The property is let to A Barclay Engineering Services Ltd under a 10-year lease expiring on 28 May 2035, with five-yearly upward-only open-market rent reviews. However, the passing rent, rent review position, tenant covenant evidence and lease terms concerning repairing obligations are not supplied. A BTL/commercial investment yield cannot therefore be established.

Flip Analysis

A flip analysis cannot be completed without completed sales evidence, a supported GDV, condition information, refurbishment costs, selling costs and VAT treatment. The lease also means the property is not evidenced as vacant for resale.

Investor Risks & Due Diligence

• Passing rent and lease repairing obligations are not supplied.

• The tenant covenant and ability of A Barclay Engineering Services Ltd to perform the lease are unverified.

• VAT may apply and buyer, seller or administrative charges are not quantified.

• No building condition, roof, services, environmental or compliance information is provided.

• The lease contains an expiry option concerning takeover or removal of buildings, creating future cost and reinstatement uncertainty.

• No evidence supports the £8,317 pcm advertised asking rent as rent achievable for this property.

• No completed sales evidence or formal valuation is supplied.

Recommendation

Treat as a tenanted commercial investment only pending verification of the passing rent, lease, tenant covenant, building condition, VAT position and all auction charges. Do not bid using the supplied asking-rent advert as a valuation proxy.

Strategy Rating

Analysis Confidence

The evidence confirms the property type, tenure, occupancy and lease expiry, but omits passing rent, completed comparables, condition costs, EPC, buyer/admin fees, VAT treatment and property-specific rental evidence.