14-20 Airlie Street, Alyth, Perth and Kinross, PH11 8AJ
Net cash flow at the assumed NIA (750 sqft) and ERV (£6,375) is too thin once debt service is paid. Not lendable at standard 65% LTV. The £50,000 asking price is below the conventional commercial mortgage minimum (£100,000 floor for most lenders); cash purchase or SSAS-funded acquisition is the indicated path.
Not lendable at standard 65% LTV. DSCR 4.90× and Debt Yield 39.2% sit in the Avoid band on the assumed NIA. The deal works only as a cash purchase, SSAS-funded acquisition, or with a substantially higher confirmed NIA / passing rent than assumed here.
Lender lens · static (cash purchase basis)
Five ratios at asking price £50,000 (no debt assumed)
Cash purchase: 0% LTV · NOI £6,375 (ERV from rural Scottish retail comparables, condition adjusted Fair) · All-in £95,500
14-20 Airlie Street is a ground-floor retail unit in central Alyth, a small Perth and Kinross village (population approximately 2,300). The property is currently let as a café with vacant possession available from December 2026, eligible for 100% Small Business Bonus rates relief, and asking £50,000. At this lot size the deal sits below the typical conventional commercial mortgage minimum (£100,000 floor), so the practical acquisition route is cash purchase or SSAS-funded acquisition rather than leveraged debt. ERV on the assumed 750 sqft NIA at rural Scottish retail rates of c. £8.50/sqft gives an annual rental of c. £6,375 and a stabilised VP of £25,000 at a 14.75% ARY. Asking £50,000 sits above the VP ceiling.
- Lot size £50,000 sits below the typical conventional commercial mortgage minimum (£100,000 floor at OakNorth, Hampshire Trust, Shawbrook and similar specialist lenders).
- Listing NIA of 11,706 sqft refers to the whole terrace building or parcel rather than the ground-floor unit; actual NIA is not stated and materially affects every calculation below.
- Alyth is a rural Scottish village with thin retail tenant demand; void on the existing tenant's exit could exceed the 12-month default assumption.
- Currently let with passing income (figure not disclosed), giving evidence of operating café demand at this address.
- 100% Small Business Bonus relief eligibility removes rates liability for the next occupier, supporting the affordability of village-scale retail businesses.
- Period stone building with prominent painted façade, large glazed frontage, direct street access, and outdoor seating space — physical attributes a small café or destination retail tenant would value.
- Vacant possession from December 2026 transfers re-let risk to the buyer; Alyth's tertiary tenant pool may extend the void beyond the 12-month default.
- Passing rent not disclosed in card data. If actual passing rent is materially below the ERV used here (£6,375), the deal economics deteriorate further.
- Three-storey terraced building with residential accommodation above implies shared services or party walls; investigate ownership of upper floors and any service charge or repair obligation.
- Confirm the ground-floor unit NIA (assumed 750 sqft here) and clarify what the listing's 11,706 sqft figure references.
- Obtain current lease, passing rent, lease length, FRI / IRI basis, and confirm December 2026 expiry / break.
- Confirm title boundary (whether the residential accommodation above is included or excluded from the sale) and any shared service or party wall obligations.
- Sub-£100,000 lot size narrows the lender field substantially. Cash purchase or SSAS-funded acquisition are the practical routes.
- SSAS eligibility holds for the commercial use class. Holding within a pension wrapper removes income tax and capital gains exposure for the duration of ownership.
- Possible inclusion in the Alyth Conservation Area; period stone terrace suggests possible Cat C listing. Internal cosmetic works generally do not trigger LBC; signage, frontage or external alterations would.