7-9 Shorehead, Leven, Fife, KY8 4NR

Description

Mixed-use commercial property with residential accommodation, comprising a ground floor commercial unit with visible street frontage and flexible internal space, plus a self-contained residential unit above. The commercial space would split into two units easily and is suitable for uses including retail, office, café, restaurant or service-based businesses, subject to any required consents. The residential unit is in need of modernisation and upgrading.

Accommodation

Self-contained residential unit comprising 3 bedrooms, 1 bathroom, kitchen and lounge. Ground floor commercial premises.

Location

Situated on Shorehead close to the waterfront in a central coastal position in Leven, next to the main bus station. The property is described as having good foot traffic and accessibility.

Tenure / Property Information

Investment Analysis

The £165,000 guide implies a 24.2% gross yield against the auctioneer’s estimated £40,000 annual income. However, there are no completed-sale comparables, no sufficiently specific external rental evidence, no stated buyer premium amount and no quantified refurbishment budget. A supported GDV or maximum bid cannot therefore be established. The £40,000 figure is an auctioneer estimate, not passing rent.

Investment Snapshot

Strategy Recommendation

Treat as an income-led mixed-use opportunity for investigation rather than committing at the guide. Verify the £40,000 estimate, inspect the residential accommodation, quantify works, and review the legal pack, buyer premium and required consents before bidding.

Works Required

Modernise and upgrade the self-contained three-bedroom residential unit as described. Any works to the commercial space, subdivision into two units, change of use or café/restaurant/service use would require inspection and confirmation of any necessary consents; no specific defects or cost allowance are evidenced.

Rental & Market Context

Potential BRRR Position

A refinance assessment cannot be completed because no supported GDV, refurbishment budget, lender valuation or purchase-cost schedule is available. The stated rental estimate may indicate potential income, but it is not passing rent and the residential unit requires modernisation and upgrading.

Buy-to-Let Analysis

The auctioneer estimates annual rental income of £40,000, equivalent to approximately £3,333 pcm and a 24.24% gross yield on the £165,000 guide. This is not supported by an external rental comparable or stated passing tenancy, and the buyer premium, other charges and residential upgrading costs are unknown. Net yield and total-cost yield cannot be established.

Flip Analysis

A flip surplus cannot be calculated because no completed-sale comparables, supported GDV, refurbishment budget or selling-cost allowance are provided. The mixed-use configuration and potential commercial subdivision or alternative uses also require due diligence and any necessary consents.

Investor Risks & Due Diligence

• The £40,000 annual income is an auctioneer estimate rather than evidenced passing rent.

• No sufficiently specific external rental comparable is available.

• The residential unit requires modernisation and upgrading, but no works scope or budget is provided.

• The buyer premium and possible additional charges are unspecified.

• Potential commercial subdivision and proposed uses may require confirmation of consents.

• No completed-sale comparables or supported GDV are available.

• Tenure, occupancy and lease information are not supplied.

Recommendation

Treat as an income-led mixed-use opportunity for investigation rather than committing at the guide. Verify the £40,000 estimate, inspect the residential accommodation, quantify works, and review the legal pack, buyer premium and required consents before bidding.

Strategy Rating

Analysis Confidence

The property description, guide price and auctioneer income estimate are supplied, but there are no sales comparables, specific rental comparables, tenure or occupancy details, quantified works, buyer premium or other fee amounts.