The Court Bar, 7 St James Street, Paisley, Renfrewshire, PA3 2HL

Description

Prominently positioned commercial property occupying a highly visible corner position on St James Street in Paisley town centre. The property has historically operated as licensed premises and includes a ground-floor pub and first-floor restaurant/function space. It has potential for continued use as a public house or bar, alternative commercial uses, and possible residential or office conversion on the first floor, subject to planning. The property benefits from an alcohol licence transferable to the new owner, strong pedestrian footfall, nearby amenities and transport links, and a total area of 3,627 sq ft.

Accommodation

Ground floor: traditional pub accommodation of 1,671 sq ft / 155.24 sq m, including main bar area, customer seating, male and female WCs, ancillary storage, staff facilities and rear cellar with separate access. First floor: restaurant/function suite of 1,956 sq ft / 181.72 sq m with fitted kitchen, male and female WCs and separate access from the front of the building. Total: 3,627 sq ft / 336.96 sq m.

Location

Located in the heart of Paisley Town Centre, on the south side of St James Street near its junction with Moss Street, opposite Paisley Sheriff Court. Paisley Gilmour Street railway station is a two-minute walk east. The property is approximately 8 miles west of Glasgow city centre, with regular bus routes on St James Street and Glasgow Airport approximately a five-minute drive away. Nearby occupiers include Frenchy’s Café, McCusker McElroy & Gallanagh Solicitors, O'Connor's and Scotts Café.

Tenure / Property Information

Investment Analysis

No completed sales, rental comparables or formal valuation evidence was supplied. The £139,500 guide is an auction guide only and cannot support a GDV or market value conclusion. The auctioneer's possible rent of £40,000–£50,000 per annum is an estimate dependent on redevelopment, not passing rent. The property comprises 3,627 sq ft of licensed pub, restaurant and function accommodation in Paisley town centre. Buyer’s Premium is payable but unspecified, and no refurbishment budget is provided.

Investment Snapshot

Strategy Recommendation

Proceed only after confirming the buyer premium, title and licence position, building condition, planning options, rates treatment and achievable commercial rent. On the supplied evidence, retain as a conditional commercial investment assessment rather than committing to a flip or conversion strategy.

Works Required

No specific defects or refurbishment requirements are evidenced. Any works assessment should initially address the existing pub, restaurant, function-suite and kitchen condition, statutory compliance, licensing requirements and any proposed first-floor conversion, subject to planning. No works allowance can be supported from the supplied evidence.

Rental & Market Context

Potential BRRR Position

BRRR cannot be reliably modelled because no GDV, refurbishment cost, refinance valuation, buyer premium or finance costs are supplied. The first-floor alternative residential or office use is only potential and is subject to planning. The auctioneer’s rental estimate alone does not establish refinance value or debt capacity.

Buy-to-Let Analysis

Using the auctioneer's estimated rent range of £40,000–£50,000 per annum, the implied gross yield against the £139,500 guide is approximately 28.67%–35.84%. This is not a passing-rent assessment and depends on redevelopment. Business rates are stated at £4,980 per annum, although relief may be available to eligible occupiers. Buyer’s Premium, operating costs, voids, finance, maintenance and insurance are not quantified, so net yield cannot be established.

Flip Analysis

A flip surplus cannot be calculated because there are no completed sales, GDV evidence, condition-based works costs or supported selling costs. Any resale strategy would also be exposed to planning and redevelopment uncertainty, particularly for the suggested first-floor conversion.

Investor Risks & Due Diligence

• Auctioneer rent of £40,000–£50,000 per annum is an estimate rather than passing rent and depends on redevelopment.

• Buyer’s Premium is payable but the amount is not supplied, preventing a complete acquisition-cost calculation.

• No refurbishment or compliance budget is available.

• Potential residential or office conversion is subject to planning and is not evidenced as consented.

• Business rates are stated at £4,980 per annum; eligibility for relief is uncertain.

• No tenure, occupancy, lease or title information is supplied.

• No EPC, heating or detailed condition information is supplied.

• Alcohol licence transfer and ongoing licensing compliance should be verified.

Recommendation

Proceed only after confirming the buyer premium, title and licence position, building condition, planning options, rates treatment and achievable commercial rent. On the supplied evidence, retain as a conditional commercial investment assessment rather than committing to a flip or conversion strategy.

Strategy Rating

Analysis Confidence

The description and guide price are detailed, but there are no completed comparables, specific rental comparables, condition report, EPC, tenure details, buyer premium amount, works budget or planning evidence. Rent is an auctioneer estimate dependent on redevelopment.