7 William Street, Johnstone, Renfrewshire, PA5 8DP

Description

Prominent town-centre commercial investment comprising retail premises currently occupied by Betfred, with a highly visible position within the commercial centre of Johnstone. The property provides open-plan retail accommodation with ancillary facilities and training offices above.

Accommodation

Betting shop and training offices above; open-plan retail accommodation with ancillary facilities and established betting-shop fit-out.

Location

The property occupies a highly visible position on William Street within the established commercial centre of Johnstone. Johnstone is approximately 3 miles south-west of Paisley and around 12 miles west of Glasgow, with road and rail connections including access to the M8 motorway and Johnstone railway station.

Tenure / Property Information

Investment Analysis

Commercial investment with an operating Betfred betting shop at ground floor and training offices above. The guide price is £210,000, but no completed sales, passing rent, lease term, rent review details, capitalisation evidence or external rental comparables are supplied. The tenancy is currently on a tacit lease and the buyer premium and any additional charges are unspecified, so market value, yield and an evidence-based maximum bid cannot be established.

Investment Snapshot

Strategy Recommendation

Treat as an income-producing commercial investment only subject to verification of the passing rent, tacit lease terms, tenant covenant, legal pack, building condition and all buyer charges. Do not bid from the guide alone.

Works Required

No specific refurbishment defects or works are evidenced. The property has an established betting-shop fit-out and training-office use; obtain a survey and inspect the fit-out, building condition and statutory compliance before budgeting works.

Rental & Market Context

Potential BRRR Position

BRRR analysis is unsupported because there is no evidenced GDV, rent, refurbishment budget, financing cost or refinance valuation. The tacit lease and commercial use also require legal and lender review before assuming refinance availability.

Buy-to-Let Analysis

A commercial investment assessment cannot be completed because the passing rent is not supplied and no sufficiently specific rental evidence is available. The tenant has indicated a desire to remain long term, but this does not establish rent, lease security or investment value. Review the tacit lease, rent history, arrears position, repairing obligations and tenant covenant before bidding.

Flip Analysis

A flip cannot be underwritten from the supplied evidence. No completed comparable sales, GDV, refurbishment budget, selling costs or vacant-possession strategy are provided. The existing commercial tenancy may also affect resale flexibility.

Investor Risks & Due Diligence

• The property is held on a tacit lease, with no formal lease term or security details supplied.

• Passing rent and rental history are not provided, preventing yield and income valuation analysis.

• The property is dependent on a single occupier, Done Brothers (Cash Betting) Ltd t/a Betfred.

• Buyer Premium and possible additional fees are unspecified.

• No completed sales, sufficiently specific rental comparables, condition survey or refurbishment budget are supplied.

• Commercial lending and refinance terms may depend on the tenancy, use and property condition.

Recommendation

Treat as an income-producing commercial investment only subject to verification of the passing rent, tacit lease terms, tenant covenant, legal pack, building condition and all buyer charges. Do not bid from the guide alone.

Strategy Rating

Analysis Confidence

The property description and occupancy are supplied, but key valuation inputs are absent, including rent, lease terms, tenure, comparable evidence, condition, EPC, buyer premium and additional costs.