31 King Street, Stenhousemuir, Falkirk
multilet.html.
Asking £125,000 sits about 39% above the conventional whole-building upper end (£90,000). On a single-let commercial basis plus a let flat, the building supports roughly £80,000–£90,000; the gap closes only under the multi-let operator case (multilet.html) or by realising the flat's capital value.
Loan £65,000 is below mainstream commercial minimums; mixed-use lending is specialist. The flat element cannot sit in a pension.
Offer explorer
Lender lens · five ratios
65% LTV · 8% IO · 7% costs · NOI £11,700 · VP £100,000 (lender basis) · Refurb-to-let £12,000 (Light refresh; salon modern, flat habitable)
A two-storey corner property on King Street, Stenhousemuir, comprising a modern ground-floor hair-and-beauty salon over a residential flat. Sold with vacant possession; there is no contracted income. On a conventional basis the salon re-lets to a single occupier at roughly £7,000 a year and the flat lets residentially at about £4,700 net, for a combined income near £11,700. Capitalising the commercial element and valuing the flat on local sale comparables gives a whole-building value around £100,000, and on the 20% to 15% cash-on-cash hurdles the conventional bid range is £80,000 to £90,000. At £125,000 the asking is about 39% above that anchor: the price assumes the buyer either runs the salon as a managed beauty multi-let (set out in multilet.html) or realises the flat's capital value separately. The mixed-use structure is the key to the deal, and also its main complication.
- Mixed-use with a small commercial element; lending is specialist and the flat cannot sit in a pension.
- Conventional single-let value (~£90,000) is well below the £125,000 asking.
- Salon re-let depends on continued local beauty demand; the unit is purpose-fitted to one use.
- Two income streams (shop + flat) diversify risk and broaden the buyer pool.
- Salon is modern and beauty-ready (sinks, treatment room), minimising fit-out for the next occupier.
- The flat carries independent capital value (~£60,000) that can be let or sold to recycle equity.
- Letting risk: the salon is single-use fitted; a non-beauty occupier needs a refit.
- Price gap: ~39% above the conventional anchor; relies on the operator case or flat value.
- Mixed-use finance: fewer lenders; the small loan compounds this.
- Flat status: confirm the flat is included, self-contained, its tenure, and whether let or vacant.
- Floor areas: none published; measured survey for both elements (assumed ~750 + ~500).
- Title / use: single title vs split, planning use of the salon, and EPC bands for each element.
- Residential value: the flat (~£60,000) may be sold or title-split to recycle capital (allow ~£5,000 lease-out).
- SSAS: commercial element only; the flat must sit outside a pension.
- Loan £65,000 below mainstream commercial minimums; cash, specialist mixed-use, or split funding is the realistic route.
Quick facts
- Asking
- £125,000
- NIA (est.)
- ~1,250 sqft
- Commercial
- ~750 sqft
- Resi flat
- ~500 sqft
- Tenure
- Heritable (TBC)
- Condition
- Fair
- Tenancy
- Vacant
- Lens
- Single-let anchor
Headline numbers
- Range
- £80k – £90k
- vs asking
- −28% to upper
- NOI (combined)
- £11,700
- Commercial / resi
- £7k / £4.7k
- Resi value
- £60,000
- DSCR @ 8%
- 2.25×
- Operator case
- £95k – £110k
