72 Queen Street (and Flat 6 above), Ramsgate, Kent, CT11 9HF

Description

Investment opportunity comprising a freehold lock-up retail unit with a self-contained maisonette above. Gross initial yield stated as 5.6%. An eight-week completion period applies to this lot.

Accommodation

First and second floor maisonette comprising reception room, two bedrooms, kitchen and bathroom; Flat 6 above. Ground floor retail unit.

Location

Situated on the south side of Queen Street, close to its junction with Grundy's Hill. Extensive shops and amenities are available in Ramsgate town centre. Ramsgate rail station provides services to London Charing Cross, London Victoria and St Pancras International stations. The A299 (Royal Harbour Approach) is to the west with Royal Parade to the south. Ellington Park is to the north. The Yacht Marina, Ramsgate Beach and West Undercliff Beach are very close by.

Tenure / Property Information

Investment Analysis

The £150,000+ guide is the only price evidence. No HM Land Registry comparables, commercial passing rent, lease terms beyond expiry in 2031, buyer/admin fees or formal valuation are supplied, so GDV and a supported maximum bid cannot be established. The stated 5.6% gross initial yield cannot be independently recalculated because the underlying rent and price basis are not provided. Residential rental evidence supports advertised asking rents of £950–£1,162 pcm for comparable two-bedroom Queen Street accommodation, but the maisonette is vacant and these are not achieved rents.

Investment Snapshot

Strategy Recommendation

Treat as an income-led mixed-use investment subject to verification of the commercial passing rent, lease terms, vacant maisonette condition and achievable residential rent. Do not bid above a separately underwritten limit until these items and all buyer/seller charges are confirmed.

Works Required

No specific defects or refurbishment requirements are evidenced. Allow for inspection, compliance checks and any letting preparation only after viewing; no works allowance can be quantified from the supplied information.

Rental & Market Context

Potential BRRR Position

A BRRR assessment is not supportable because GDV, refurbishment cost, total rent, commercial income, finance costs and fees are unavailable. The vacant maisonette may provide additional income, but this is not evidenced as achieved rent and the commercial lease position requires review.

Buy-to-Let Analysis

The vacant two-bedroom maisonette has advertised asking-rent evidence of £950–£1,162 pcm, equivalent to £11,400–£13,944 annually if let at those asking levels. These are not achieved rents, and the commercial unit's rent is not supplied, so whole-property rent and yield cannot be established. The retail lease is stated to expire in 2031.

Flip Analysis

A flip surplus cannot be calculated because there are no completed-sale comparables, supported GDV, quantified works or selling-cost allowance. The property is mixed-use, with an occupied retail unit and a vacant maisonette, so resale value would depend on both income and residential market evidence.

Investor Risks & Due Diligence

• Commercial passing rent and lease terms are not supplied beyond the stated 2031 expiry.

• The maisonette is vacant, creating letting, void and achievable-rent risk.

• Residential rental figures are advertised asking rents rather than achieved rents.

• No condition, EPC, council tax, heating or parking information is supplied.

• Buyer premium, administration charges and other potential third-party fees are unspecified.

• An eight-week completion period applies and may affect funding and legal preparation.

Recommendation

Treat as an income-led mixed-use investment subject to verification of the commercial passing rent, lease terms, vacant maisonette condition and achievable residential rent. Do not bid above a separately underwritten limit until these items and all buyer/seller charges are confirmed.

Strategy Rating

Analysis Confidence

The property description, tenure, occupancy, lease expiry, guide and limited residential asking-rent evidence are supplied, but commercial rent, lease detail, condition, fees, comparable sales and formal valuation evidence are absent.