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.

Property	Price	Sold date	Type	Tenure
3 Kilton Court, Hull, HU8 9FE	£105,000	30 July 2024	Terraced	Freehold
5 Kilton Court, Hull, HU8 9FE	£108,500	16 June 2023	Terraced	Freehold
15 Kilton Court, Hull, HU8 9FE	£125,000	23 October 2020	Terraced	Freehold
24 Kilton Court, Hull, HU8 9FE	£109,000	1 February 2019	Terraced	Freehold
3 Kilton Court, Hull, HU8 9FE	£96,000	21 September 2018	Terraced	Freehold

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.