Garage 2 at 125, Cotham Brow, Cotham, Bristol, BS6 6AS

Description

A single lock-up garage with an up and over door, situated in a fantastic location on the borders of Cotham and Redland. Positioned within the grounds of 125 Cotham Brow in a rank of four garages, the property would be ideally suited to local residents or garage investors seeking an affordable and secure investment with a potential rental income of circa £150 pcm (£1,800 per annum). A rare opportunity to secure a garage for secure storage/parking in one of Bristol's most sought after residential locations.

Accommodation

Single lock-up garage with an up and over door. Width: 7'10" (2.38 m); depth: 13'10" (4.22 m).

Location

Located within the grounds of 125 Cotham Brow with vehicular access off Redland Road, within easy reach of Bristol city centre, Redland, Kingsdown and Clifton. Redland railway station is within walking distance, with services towards Bristol Temple Meads and beyond. The city centre, University of Bristol and Bristol Royal Infirmary are also accessible.

Tenure / Property Information

Investment Analysis

The supplied Land Registry comparables are flats, houses and a detached property rather than garages, so they do not support a garage valuation or GDV. The £15,000 guide is an auction guide only. The long lease is a positive feature, but lease-specific costs and restrictions are not supplied.

Investment Snapshot

Strategy Recommendation

Consider only as a small leasehold garage-income investment if the £150 pcm estimate is locally achievable and lease terms, access, insurance and service charges are satisfactory. Do not rely on the supplied residential comparables for value.

Works Required

No refurbishment works or defects are evidenced. Allow only for inspection and any routine maintenance identified before exchange; no numeric works allowance is supported.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR analysis cannot be completed because no supported garage GDV or refinance valuation is available. The long lease may assist marketability, but leasehold costs and lender treatment are unknown.

Buy-to-Let Analysis

At the auctioneer's estimated rent of £150 pcm, gross rent is £1,800 per annum. This equates to 12.00% against the £15,000 guide, or 10.42% including the £2,280 buyer premium. The rent is an estimate rather than achieved rent, and no external rental comparable, service charge, insurance or other holding costs are supplied.

Flip Analysis

A flip surplus cannot be calculated because no garage comparable or supported resale GDV is available. The supplied comparables are residential dwellings and are not suitable substitutes for this lock-up garage.

Investor Risks & Due Diligence

• The £150 pcm figure is an auctioneer estimate and no sufficiently specific external rental comparable is supplied.

• No garage-specific completed sales evidence is supplied, so market value and resale surplus cannot be established.

• The £2,280 buyer premium increases acquisition cost to £17,280 before any other costs.

• Service charge, insurance, ground rent, lease restrictions and repair obligations are not supplied.

• A £5,000 bidding deposit hold is required and creates a short-term liquidity requirement.

• The garage is leasehold, and access is via the grounds of 125 Cotham Brow with vehicular access off Redland Road; detailed access rights are not supplied.

Recommendation

Consider only as a small leasehold garage-income investment if the £150 pcm estimate is locally achievable and lease terms, access, insurance and service charges are satisfactory. Do not rely on the supplied residential comparables for value.

Strategy Rating

Analysis Confidence

The physical description, lease term, guide, buyer premium and auctioneer rent estimate are supplied, but there are no garage sales comparables, external rental comparables, GDV evidence, condition report or leasehold cost details.