6 Shops Woodside Way, Glenrothes, Fife, KY7 5DF

Description

Presenting an exceptional opportunity to acquire a portfolio of six commercial properties located at Woodside Way, Glenrothes. Commercial investment opportunity with five of the six units rented. The properties comprise ground-floor commercial and retail units within a purpose-built development with residential accommodation on the upper floors. The listing states a potential rental annual yield of 19.58% based on the guide price.

Accommodation

Unit 20, trading as a tattoo parlour ('Behind The Tattoo'), approximately 500 sq ft. Unit 22, trading as a takeaway fish and chip shop and other uses, approximately 500 sq ft. Unit 24, trading as a barbers/hairdressers, approximately 500 sq ft. Unit 26, trading as a beauty salon, approximately 500 sq ft. Unit 38, a vacant ground-floor retail unit of approximately 500 sq ft with glazed frontage, single access door, open-plan sales area, storage and staff welfare facilities at the rear. Unit 52, trading as a mini market, approximately 500 sq ft.

Location

Woodside Way is a prominent main road in Glenrothes with high visibility and foot traffic, in a popular retail area and local parade of shops within a bustling residential area. Glenrothes is a thriving New Town in Central Fife and benefits from access to the A92, connecting to the central belt via the M90. Railway stations are located at Thornton and Markinch.

Tenure / Property Information

Investment Analysis

The £180,000 guide equates to the stated potential annual yield of 19.58%, implying approximately £35,244 annual portfolio income if that yield is calculated directly from the guide. However, the individual passing rents, lease rents, tenant covenants, service charges, repairing obligations and valuation evidence are not supplied. Unit 38 has an auctioneer-estimated potential rent of £6,000 per annum. No completed-sale comparables or independent rental comparables are provided, so GDV and market value cannot be independently estimated.

Investment Snapshot

Strategy Recommendation

Consider only as a commercial buy-to-let/income investment, subject to verifying the full rent schedule, leases, tenant strength, title and legal pack. Do not rely on the stated 19.58% yield alone, and price in the vacancy of Unit 38 and future lease events.

Works Required

No specific defects or refurbishment requirements are evidenced. Allow for inspection, compliance checks and preparation of the vacant Unit 38 for letting, but no works cost can be supported from the supplied information.

Rental & Market Context

Potential BRRR Position

A BRRR strategy cannot be reliably assessed because no market value, loan terms, refurbishment budget or individual rents are supplied. The vacant Unit 38 may offer letting upside, but refinancing capacity cannot be calculated without an evidenced GDV and verified income.

Buy-to-Let Analysis

This is primarily a commercial income investment, with five of six units occupied and one vacant. The listing states a potential annual yield of 19.58% at the £180,000 guide, but the underlying rent schedule is not supplied, so the yield cannot be independently verified. Unit 38 has an auctioneer-estimated potential rent of £6,000 per annum. Lease expiries and break options create future income and reletting risk, particularly for Units 20 and 24 expiring in January 2027.

Flip Analysis

A flip or resale strategy cannot be underwritten because no completed-sale comparables, market value or selling-cost allowance is supplied. The assets are commercial investment units, and the evidence supports an income-led assessment rather than a refurbishment resale case.

Investor Risks & Due Diligence

• The stated 19.58% potential yield cannot be independently checked because individual passing rents are not supplied.

• Unit 38 is vacant and its £6,000 annual rent is only an auctioneer estimate, not achieved rent.

• Units 20 and 24 have leases expiring in January 2027, creating near-term renewal or reletting risk.

• Unit 22 has a break option from June 2031 and Unit 52 has a break option from May 2029.

• Buyer premium and possible additional charges are unspecified and may increase total acquisition cost.

• No EPC, condition, service-charge, repairing-obligation, tenant-covenant or legal-pack information is supplied.

• No market-value or completed-sale comparable evidence is supplied.

Recommendation

Consider only as a commercial buy-to-let/income investment, subject to verifying the full rent schedule, leases, tenant strength, title and legal pack. Do not rely on the stated 19.58% yield alone, and price in the vacancy of Unit 38 and future lease events.

Strategy Rating

Analysis Confidence

The property description, occupancy, lease dates, guide price and one estimated vacant-unit rent are supplied, but individual rents, lease terms, valuation evidence, condition, costs and legal-pack fees are incomplete.