32-34 St. Helens Road, Westcliff-on-Sea, Essex, SS0 7LB

Description

Established restaurant trading for over 40 years in approximately 1,400 ft², with a commercial unit on the ground floor, a first-floor two-bedroom flat and a two-bedroom flat operated as an Airbnb business.

Accommodation

Three adjoining seating areas of 213 ft², 201 ft² and 123 ft²; bar/servery of 190 ft² with wine store, general store and laundry room with staff WC facilities; ladies' and gents' WCs; fully equipped commercial kitchen and adjoining prep room with walk-in coldroom in a total of 478 ft²; rear yard with store and fire escape access. Upper Parts: Flat at 36 St Helens Road comprising a self-contained two-bedroom flat with lounge, kitchen, bathroom and WC. Airbnb at 32a St Helens Road comprising two bedrooms, lounge, kitchen, bathroom and WC. All floor areas are approximate and calculated on a Gross Internal (GIA) basis.

Location

Located off Hamlet Court Road.

Tenure / Property Information

Investment Analysis

The £525,000 guide is the only pricing evidence supplied. No completed sales, commercial rent, Airbnb income, lease terms or buyer fees are provided, so GDV and investment value cannot be reliably estimated.

Investment Snapshot

Strategy Recommendation

Treat as an income-led mixed-use investment only after verifying the restaurant lease, AST, Airbnb accounts, statutory compliance and all property costs.

Works Required

No specific defects or required works are evidenced. Obtain commercial, residential and building surveys, verify services and assess EPC E implications before budgeting.

Rental & Market Context

Potential BRRR Position

A BRRR assessment is not supportable without verified total income, operating costs, refurbishment costs, valuation evidence and finance assumptions. The known AST income alone is insufficient.

Buy-to-Let Analysis

The AST flat produces £12,225 per annum, but no commercial rent or Airbnb income is supplied. Total BTL income and yield therefore cannot be established. The restaurant is let, but lease terms and passing rent are unknown.

Flip Analysis

A flip appraisal cannot be calculated because no comparable sales, GDV evidence, works budget or selling allowance is supplied.

Investor Risks & Due Diligence

• Commercial passing rent and restaurant lease terms are not supplied.

• Airbnb income, occupancy and operating costs are not supplied.

• No refurbishment or condition evidence is provided.

• Residential EPC is rated E.

• Buyer, administration and other auction fees are unspecified.

• No comparable sales or rental evidence support the guide price.

Recommendation

Treat as an income-led mixed-use investment only after verifying the restaurant lease, AST, Airbnb accounts, statutory compliance and all property costs.

Strategy Rating

Analysis Confidence

Only the guide price, one annual AST rent, property description and tenure/occupancy information are supplied; key income, cost, valuation and fee evidence is missing.