Commercial Property
The property comprises of a substantial detached three storey building including basement, with each floor being fully utilised for school accommodation, and with the main building having a gross internal area of 10,410 sq ft (967.11 sq m). There is a further detached building utilised as a nursery on the ground floor, accessed off Cross Street, which is currently being redeveloped to provided two storey nursery accommodation which will have a gross internal area of 1,660 sq ft (154.22 sq m) thus providing an overall total GIA of 12,070 sq ft (1,121.33 sq m). There is a main playground and further play areas between the nursery and main building, and also to the north and east of the main school block, set on a site of circa 0.35 acres (0.14 ha).
The nursery extension is being built in accordance with planning permission ref: 104847/ful/21 to provide a first floor extension to an existing nursery to form additional nursery area and outdoor play area to separate existing 2 year olds from 3 and 4 year olds, with the consent granted subsequent to application 101018/ful/20. The premises were a former public house, however the school has consent for Use Class D1 as a non-residential institution, which has now been split out and replaced, as from the 1st September 2020, new Use Classes E (F) as a creche/day nursery or day centre and F1 (a) as an establishment for the provision of education. By way of reference, the Affia School is for Muslim children and OFSTED standard inspection was undertaken on the 5th November 2019, providing a Rating of ‘Good’, with the school stated to be for mixed pupils with a maximum capacity of 276 from ages 2-16.
The property comprises of a substantial detached three storey main building, including basement, of traditional red brick construction set under various pitched and mono pitched tiled roofs with feature parapet walling set above relief corbels and cornices, off the corner elevations to Clifton Street and Cross Street. There are single storey outriggers providing entrances set under flat roofs to Clifton Street and Cross Street, with two additional single storey extensions and outriggers off the southern elevation one set under mono pitched tiled roof and the other set under a mono pitched corrugated sheet roof, to the play areas between the new nursery building.
The main school building has upvc double glazed windows and there is feature Stucco relief to the floor levels and window arches to the western elevation on Cross Street and northern elevation on Clifton Street. There are mainly upvc replacement rainwater goods to the whole building. There are metal railings to the pavement line on the adjoining property on Clifton Street, with green mesh screening to give privacy to the playgrounds and nursery activity areas. There is a further metal frame with Perspex mono pitched roof canopy to the play area immediately outside the front of the building to Clifton Street.
The nursery building has scaffolding on, and access was prohibited, however this is at an advanced stage of completion and provides two storey rendered construction set under a pitched tiled roof with upvc rainwater goods and upvc double glazed windows. The access will be from Cross Street through the newly gated play area between the buildings.
Basement <br>IT suite, library, science lab, chemical room, changing rooms, store, photocopy rooms, boiler room.<br><br>274.06 2,950<br><br>Ground Floor<br>Main hall, 3 classrooms, offices, WCs, wash area, medical, tuc shop.<br><br>334.45 3,600<br><br>First Floor<br>6 x classrooms, exam room, WCs, staff room.<br><br>279.64 3,010<br><br>Second Floor<br>2 x classrooms, common room.<br><br>78.97 850<br><br>Total GIA 967.11 10,410.
Ground Floor<br>Office, nursery, WCs.<br><br>77.11 830<br><br>First Floor<br>Kitchen, staff room, nursery WCs. <br><br>77.11 830<br><br>Total GIA 154.22 1,660
We understand that the school has been operating from the premises since circa 2007, mainly on a rent-free basis as they progressed through undertaking various works of refurbishment and renewal.<br><br>A more formal 15 year lease was been put in place in 2016, however we are advised that this is at a concessionary rent to continue to reflect the ongoing refurbishment and nature of the charity organisation currently paying £20,000 per annum. Prospective buyers are to note that we have not been provided with evidence of rental increase and are advised to to make all necessary independent enquiries prior to placing their bid as this will be binding.
We have not undertaken a measured site survey but we have calculated the site areas by reference to the identified boundaries of the property from the location plan, site plans and copy Land Registry drawings provided. Accordingly, the site has a gross frontage to Clifton Street of 31m (102ft) and a return frontage to Cross Street of 36m (118ft) and comprises in the whole 0.14 hectares (0.35 acres) or thereabouts.<br><br>We have an RICS valuation to be out on file estimating the value with vacant possession in the order of £1,200,000.00 in 2021 with an estimated rental value per annum at £80,000 to £85,000 exclusive.<br><br>Buyers are to note the CIL charging schedule referred to within the legal pack.<br><br>A Summary of Fees form has not been provided by the seller's lawyer and buyers are referred to the additional high fees payable as set out within the special conditions of sale. These are additional to the sums specified in the paragraph ‘Auction Deposit and Fees’ set out in our marketing. <br><br>The special conditions of sale confirm that the property is sold with no title guarantee.<br><br>Prospective buyers are advised to make all necessary independent enquiries prior to placing their bid as this will be binding.
These sales details are awaiting vendor approval.
Freehold. Subject to lease.
Auction Details
The sale of this property will take place on the stated date by way of Timed Auction and is being sold under and Unconditional sale type.
Binding contracts of sale will be exchanged at the point of sale.
All sales are subject to SDL Property Auctions Buyers Terms. Properties located in Scotland will be subject to applicable Scottish law.
Auction Deposit and Fees
The following deposits and non- refundable auctioneers fee apply:
• 10% deposit (subject to a minimum of £5,000)
• Buyers Fee of 1.98% of the purchase price.
The Buyers Fee does not contribute to the purchase price, however it will be taken into account when calculating the Stamp Duty Land Tax for the property (known as Land and Buildings Transaction Tax for properties located in Scotland), because it forms part of the chargeable consideration for the property.
There may be additional fees listed in the Special Conditions of Sale, which will be available to view within the Legal Pack. You must read the Legal Pack carefully before bidding.
Additional Information
For full details about all auction methods and sale types please refer to the Auction Conduct Guide which can be viewed on the SDL Property Auctions home page.
This guide includes details on the auction registration process, your payment obligations and how to view the Legal Pack (and any applicable Home Report for residential Scottish properties).
Guide Price & Reserve Price
Each property sold is subject to a Reserve Price. The Reserve Price will be within + or - 10% of the Guide Price. The Guide Price is issued solely as a guide so that a buyer can consider whether or not to pursue their interest. A full definition can be found within the Buyers Terms.
