Alma Inn, 1 Alma Parade, Scarborough, North Yorkshire, YO11 1SJ

Property Overview

Source property facts: Alma Inn, 1 Alma Parade, Scarborough, North Yorkshire, YO11 1SJ. A freehold pub and investment/redevelopment opportunity, with five bedrooms. The ground floor and cellar are let, while the three upper floors are vacant and in need of refurbishment.

Accommodation

• Ground floor: Public Bar, Snug, Lobby, Gents WC and Ladies WC.
• Cellar: Fully equipped and air-conditioned.
• First floor: Landing, living room/bedroom, bedroom and kitchen.
• Second floor: Landing, two bedrooms and bathroom.
• Third floor: Landing and bedroom.
• Outside: Small forecourt and rear yard.

Central heating to radiators is provided in most rooms.

Location

The property occupies a town centre position on Alma Parade, within easy walking distance of Scarborough railway station, the Stephen Joseph Theatre and principal shopping areas.

Tenure & Key Information

• Freehold with vacant possession of the upper floors.
• The ground floor public house and cellar are subject to the existing lease.
• Lease term: 30 December 2025 to 29 December 2027.
• Contractual rent: £800 per calendar month, exclusive of VAT, payable monthly.
• Rent review: 5% annual increase to £840 pcm from 30 December 2026.
• Deposit: £800, plus one month's rent of £800 paid in advance.
• The tenant is responsible for utilities, business rates and other occupation-related taxes.
• The service charge mechanism allows recovery of a proportionate share of common-area and facility costs; structural repairs and capital replacements are excluded.
• The landlord insures the building, with the tenant paying a proportionate share of building insurance.
• EPC: Current Rating E103.
• The upper floors have recently been delisted for council tax; there is no financial liability.
• It is understood that mains drainage, water, gas and electricity are connected. Services and associated appliances have not been checked or tested.

Auction & Buyer Charges

• Auction date: 30 September 2026 at 1.00pm.
• Guide price: £60,000–£80,000, plus fees.
• Buyer premium: £1,200 (£1,000 plus VAT), payable in addition to the purchase price.
• Administration charge: 0.3% including VAT, subject to a minimum of £900 (£750 plus VAT), payable in addition to the purchase price.
• Disbursements listed in the legal pack may be payable on completion.
• Special Conditions of Sale may include search fees, reimbursement of seller's costs, legal fees and transfer fees.

Investment Analysis

HB estimates: The supplied sold comparables are terraced houses in Hull and are not sufficiently comparable to this freehold pub in Scarborough with a let ground floor/cellar and vacant upper floors. They do not support a market value, GDV, rental or yield estimate. The £60,000–£80,000 guide price is therefore unverified from the supplied evidence.

HB estimate: Known purchase costs at the stated guide range are £2,100, comprising the £1,200 buyer premium and £900 administration charge, before other costs.

No evidence-based maximum bid, refurbishment budget, GDV, rental estimate or reliable yield calculation can be calculated from the information supplied.

Sold Comparables

HM Land Registry sold data supplied: These properties are terraced freehold houses in Hull and are not directly comparable to the subject property.

Rental Evidence

No advertised rental evidence or auctioneer estimated rent has been provided. The £800 per calendar month figure, increasing to £840 pcm from 30 December 2026, is the stated contractual lease rent for the ground floor and cellar and is not an asking or estimated rent.

Strategy & Risks

HB estimate: Treat the property as a specialist mixed-use investment opportunity rather than relying on the supplied residential comparables. Obtain and review the existing ground-floor lease, rent, lease term, tenant covenant, repairing obligations, trading/use position and details of the vacant upper floors before bidding.

• The ground floor and cellar are subject to an existing lease, but no tenant covenant or full lease obligations are supplied.
• The upper floors are vacant and no condition, layout, access, planning or residential-use information is supplied.
• No rental comparables or auctioneer rental estimate are provided.
• The supplied sold comparables are geographically and property-type mismatched.
• Buyer premium and administration charge are payable in addition to the purchase price.
• No evidence supports a refurbishment budget, GDV or reliable yield calculation.
• Services and associated appliances have not been checked or tested.