Site 518, Old Ford Road and Poyernook Road, Aberdeen AB11 5RL

Description

Situated on the corner of Poyernook Road and Old Ford Road, the site is developed and accommodates a three-storey office building, together with a range of large industrial buildings and a small associated yard.

Accommodation

Site Area 0.572 acres (24,908 sq.ft./2,314 sq.m.)

Location

Close to the main North Esplanade West and part of the well established North Deeside Business Quarter. The property occupies a strategic position within the North Deeside Business Quarter, an established commercial district immediately south of Aberdeen city centre, close to Aberdeen Harbour, Union Square Shopping Centre, and the core business and shopping areas of the city.

Tenure / Property Information

Investment Analysis

The £125,000 guide implies a gross passing-rent yield of approximately 20.36% on the documented £25,454 annual rent. However, no completed sales, sufficiently specific rental comparables, formal valuation, or auctioneer rent estimate are supplied. The guide therefore cannot be treated as supported market value or GDV. The 2024 rent review is documented, with the next upward-only open-market review due in 2028.

Investment Snapshot

Strategy Recommendation

Consider only as a specialist commercial income investment, subject to satisfactory lease, tenant covenant, title, condition, rent-review and VAT/fee due diligence. Do not rely on the guide alone as evidence of market value.

Works Required

No specific refurbishment or development works are evidenced. Verify the condition, compliance, services, lease obligations and any repair liabilities before bidding.

Rental & Market Context

Potential BRRR Position

A BRRR analysis cannot be reliably completed because no supported GDV, refurbishment budget, refinancing valuation, buyer fees, VAT position or lending terms are supplied. The long lease runs to 28 May 2045, with the next upward-only open-market rent review in 2028, but refinanceability and loan-to-value support remain unverified.

Buy-to-Let Analysis

This is a commercial, tenanted investment rather than a standard residential BTL. The documented rent is £25,454 per annum, producing approximately 20.36% gross yield against the £125,000 guide before buyer fees, VAT, taxes, finance, insurance, maintenance and other operating costs. The rent is documented passing rent, not an asking-rent estimate. Tenant covenant, lease terms, repairing obligations and actual net income require verification.

Flip Analysis

A flip or redevelopment appraisal is unsupported. No comparable sales, GDV, refurbishment costs, planning evidence, disposal costs or VAT position are provided. The existing property is let under a long lease, which materially limits assumptions about vacant possession or short-term resale.

Investor Risks & Due Diligence

• The tenant covenant and ability of AB Cromdale Ltd to continue paying rent are not evidenced.

• The lease expires on 28 May 2045; renewal, break, assignment and repairing obligations are not supplied.

• The 2028 upward-only open-market rent review outcome is uncertain.

• No sufficiently specific external rental comparables or completed sales are supplied.

• Buyer fees, possible VAT and any seller charges are unknown.

• The property comprises office and industrial buildings with a yard, but condition, compliance, services and maintenance liabilities are not evidenced.

• The apparent gross yield excludes operating costs, finance, taxes, insurance, maintenance and acquisition costs.

Recommendation

Consider only as a specialist commercial income investment, subject to satisfactory lease, tenant covenant, title, condition, rent-review and VAT/fee due diligence. Do not rely on the guide alone as evidence of market value.

Strategy Rating

Analysis Confidence

The guide, lease term, occupancy and documented annual rent are supplied, but there are no sales comparables, rental comparables, GDV evidence, works budget, operating costs, buyer fee, VAT position or tenant covenant information.