Northern Lights, Station Road, Hatton of Fintray, Aberdeen, Aberdeen City

Description

Mixed-use public house with kitchen facilities, two-bedroom owners’ accommodation, three letting rooms, carpark and garage in Hatton of Fintray, Aberdeenshire. The public house includes a bar with feature fireplace, lounge, conservatory, industrial kitchen area, kitchen store and toilets. The first floor includes self-contained owners’ accommodation with open-plan lounge and modern kitchen, two double bedrooms and shower room. There are also three ensuite letting rooms, one of which has yet to be finished, with rear access and a self-contained kitchen. Externally there is an extensive car park, garage and covered outdoor space.

Accommodation

Ground floor: entrance vestibule, bar with feature fireplace, lounge with direct access to conservatory, industrial kitchen area, kitchen store and toilets. First floor: self-contained owners’ accommodation comprising open-plan lounge, modern kitchen, two double bedrooms and shower room; three ensuite letting rooms, one unfinished, with rear access and self-contained kitchen.

Location

Situated in the village of Hatton of Fintray, with access to Dyce, Bridge of Don, Inverurie and Aberdeen city centre. The location is convenient for oil-related offices at Dyce and Aberdeen Airport. Nearby recreational facilities include fishing on the River Don, hill-walking and golf at Kintore and Newmachar.

Tenure / Property Information

Tenure	Freehold
Occupancy	Public house still trading Thursday–Sunday; licence for 7 days
Parking	Extensive car park and garage

Investment Analysis

The £135,000 guide is not a formal valuation. No sold comparables, rental evidence or auctioneer rent estimate were supplied, so GDV and investment value cannot be reliably estimated. The property is a trading mixed-use public house with owners’ accommodation and three letting rooms, one unfinished.

Investment Snapshot

Guide Price

£135,000 (plus fees)

Strategy Recommendation

Do not bid on yield or flip assumptions. Obtain the legal pack, inspect the property, cost completion of the unfinished room and verify trading, licensing and mixed-use valuation before considering purchase.

Works Required

Complete the unfinished ensuite letting room, subject to inspection and legal-pack review. No allowance can be made for other works because condition and specifications are not evidenced.

Rental & Market Context

No sufficiently specific external rental comparable identified.

Potential BRRR Position

BRRR cannot be assessed without supported GDV, rental income, refurbishment costs, finance costs and a confirmed post-works valuation. The unfinished letting room and mixed-use operation require detailed due diligence.

Buy-to-Let Analysis

BTL analysis is not supported: no sufficiently specific rental comparables or auctioneer rent estimate were supplied. The accommodation is part of a wider trading public-house operation, so residential rent cannot be assumed.

Flip Analysis

A flip surplus cannot be calculated because there are no sold comparables, supported GDV, refurbishment costs or selling-cost allowance. The guide price should not be treated as resale value.

Investor Risks & Due Diligence

• No supported rental income or auctioneer rent estimate.

• No sold comparables or formal valuation evidence.

• One ensuite letting room is unfinished.

• The public house is trading, creating operational and licensing due-diligence requirements.

• Buyer admin charge is 3.6% including VAT, subject to a £3,600 minimum, with possible additional disbursements and seller-related costs.

• EPC, council tax and heating information were not supplied.

Recommendation

Do not bid on yield or flip assumptions. Obtain the legal pack, inspect the property, cost completion of the unfinished room and verify trading, licensing and mixed-use valuation before considering purchase.

Strategy Rating

HB Rating

★★☆☆☆

Analysis Confidence

Confidence

Low

Only descriptive property information, the guide price and buyer admin-charge terms were supplied; there are no comparables, rents, EPC, operating figures, condition costs or formal valuation evidence.