The Vine, 43 Magdalen Yard Road, Dundee

Description

The Vine is a highly unusual property with many architectural features. The property is a Category A listed building and is a striking, substantial single-storey neo-Greek villa built on a raised base plinth. The building has two principal facades - a grand entrance on the east elevation, while the southern front opens out to five bays centred on a large library window, overlooking gardens and views of the River Tay. The house was commissioned and built in 1836 for George Duncan who became a Member of Parliament (MP) for Dundee. The property was specifically designed for The Vine to function as a private art gallery. The property is part of West End Lanes Conservation Area.

Accommodation

The property comprises a number of large rooms at ground floor with a one bedroom flat on a split level to the rear of the property and storage rooms on the lower split level. Ground floor - 1,234 sqft (114.66 sqm) with two small offices. One bedroom flat - comprising a living room, bedroom, kitchen and bathroom. Basement areas with limited ceiling height.

Location

Magdalen Yard Road is just north of the River Tay and is a popular residential street located in the West End of Dundee. The street is famous for bordering Magdalen Green, the city's oldest public park with views towards the Tay Rail Bridge. The property is within walking distance of the University of Dundee, the city centre, and the busy Perth Road. Dundee Railway Station is 0.9 miles to the east and Dundee Airport is 1.3 miles to the west.

Tenure / Property Information

Investment Analysis

The £475,000 guide is the only supplied price evidence. No completed-sale comparables, rental evidence, auctioneer rent estimate, condition survey, EPC, council tax, parking, heating or fee information is provided. The unusual one-bedroom Category A-listed villa and limited-ceiling-height basement make conventional market and investment comparisons unreliable. GDV and a supported maximum bid cannot be established from the evidence supplied.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence. First obtain a Category A listing/conservation assessment, full condition and building survey, legal review, detailed works and fee budget, lender feedback, and specialist valuation evidence. Consider only if the intended owner-occupier or specialist-use case independently supports the guide price.

Works Required

No specific defects or required works are evidenced. Any proposed alteration, repair or change of use would need to respect the Category A listing and West End Lanes Conservation Area requirements, with appropriate professional advice and consents. The basement has limited ceiling height and should not be assumed to provide standard habitable accommodation.

Rental & Market Context

Potential BRRR Position

BRRR viability cannot be established because there is no supported GDV, rent, works budget, fee schedule or refinance valuation. The £475,000 guide alone does not support a purchase or refinance conclusion. Specialist lender and conservation advice would be required before bidding.

Buy-to-Let Analysis

BTL viability cannot be established. No sufficiently specific rental comparable or auctioneer rent estimate is supplied, and the accommodation is unusual, comprising large ground-floor rooms, a one-bedroom split-level flat and basement areas with limited ceiling height. Mortgageability, lettability and any required listed-building works require verification.

Flip Analysis

A flip surplus cannot be calculated because there are no completed-sale comparables, supported GDV, works estimate, selling allowance or buyer/admin fees. The building's Category A listing, conservation-area setting and unusual layout may constrain alterations and the resale market.

Investor Risks & Due Diligence

• Category A listing and West End Lanes Conservation Area status may restrict alterations and increase consent complexity.

• No condition survey or quantified works budget is provided.

• The one-bedroom, unusual layout and large non-standard ground-floor accommodation may limit mortgageability, lettability and resale demand.

• Basement areas have limited ceiling height and should not be assumed to be standard habitable space.

• No rental evidence, completed-sale comparables or formal valuation evidence is supplied.

• Buyer, administration and other acquisition costs are not provided.

Recommendation

Do not bid on the current evidence. First obtain a Category A listing/conservation assessment, full condition and building survey, legal review, detailed works and fee budget, lender feedback, and specialist valuation evidence. Consider only if the intended owner-occupier or specialist-use case independently supports the guide price.

Strategy Rating

Analysis Confidence

Only descriptive property information and a £475,000 guide are supplied. There are no sales comparables, rental evidence, condition details, works costs, fees, valuation evidence or finance terms.