Read the income, not the headline
Review lease term, break rights, rent-free periods, incentives, arrears, fit-out obligations and tenant quality. A contracted rent means little without the obligations beside it.
Current status
Commercial opportunities will publish only when the relevant permit and asset records are ready. Amberstone's starting point is the operating file, not a generic return claim.
Check the use and the fit-out
Confirm permitted use, licensing constraints, common-area rules, access, parking and the cost of making the space usable for its likely occupier. These details affect demand and downtime.
Model carry through vacancy
Service charges, utilities, management, reinstatement and a realistic void period belong in the scenario. The asset needs to carry its operating costs when rent is not being received.
Plan the buyer at exit
Consider who could buy the asset next, what they will need to verify and the competing stock available when you expect to sell. Exit clarity shapes the entry decision.
Run a whole-cost scenario ↗Interrogate the tenant covenant
The tenant's business, guarantee, deposit, renewal position, payment history and fit-out ownership can matter more than a quoted rent. Read the income together with its enforceability.
Separate office, retail and operating space
Each asset class carries a different demand base, licensing path, fit-out obligation and vacancy pattern. Compare like with like before comparing a yield.
A useful shortlist connects the place buyers see with the operating file an owner must carry.
What the conversation produces
A decision file—not another property pitch.
Frame
Define the use, budget, timeframe and exit before a shortlist is allowed to look persuasive.
Verify
Separate registered facts, source documents and current operating evidence from assumptions.
Decide
Show the trade-offs, the unresolved risks and the next action in language you can use.
Before you commit
Model the whole cost.
Start with a transparent calculation, then validate every input against the building and the public register.
Open calculator ↗