Kingscliff 78 Hornby Road, Blackpool, Lancashire

Description

An exceptional opportunity to acquire The Kingscliff Hotel, a highly rated guesthouse situated in the absolute heart of Blackpool’s thriving tourist district. Located on Hornby Road, this substantial, impeccably maintained property operates as a successful hospitality business catering exclusively to families and couples. The property is sold with all fixtures, fittings, and goodwill included, or offers potential for alternative residential conversion subject to relevant planning consents. Title number: LA420114.

Accommodation

The property has a versatile layout with en-suite guestrooms spread across three floors. Each room is fitted with central heating, flat-screen satellite TVs, digital safes, mini-refrigerators, and walk-in showers. The ground floor comprises a reception hallway, guest dining room, fully equipped commercial kitchen, sun lounge, bedroom and private owner/manager accommodation.

Location

Situated on Hornby Road in Blackpool, approximately a 5-to-10-minute walk from Blackpool Tower, the Winter Gardens, Central Pier and Coral Island. Blackpool Central Coach Station is located nearby, with local transport links also available.

Tenure / Property Information

Investment Analysis

Hornby Road completed sales range from £116,000 to £170,000, with the two latest sales at £137,500 and £155,000. These are not directly comparable 10-bedroom hotel sales, and no trading accounts, floor area or business income are supplied. A cautious hotel/property value range is estimated at £155,000–£175,000, with £170,000 used as the base GDV.

Investment Snapshot

Strategy Recommendation

Do not bid at the guide without reviewing the legal pack, trading accounts, licences, occupancy history and business valuation evidence. The opportunity is more appropriately assessed as a hospitality business acquisition than a standard BTL.

Works Required

No specific defects or refurbishment requirements are evidenced. Allow for inspection, compliance checks and routine maintenance only; no monetary works allowance is included.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £175,000 guide, known buyer and administration charges total £6,012.50, producing a base cost of £181,012.50 before disbursements, finance, tax and works. A 75% refinance of the £170,000 base GDV would provide £127,500, leaving approximately £53,512.50 before those excluded costs.

Buy-to-Let Analysis

Residential BTL analysis cannot be established because no sufficiently specific rental evidence is supplied. The property is described as an operating guesthouse, so trading performance rather than standard residential rent is material.

Flip Analysis

Using the £170,000 base GDV against the £181,012.50 base cost indicates a shortfall of approximately £11,012.50 before selling costs. A reliable flip surplus cannot be established because no supported selling allowance or direct hotel valuation is available.

Investor Risks & Due Diligence

• No trading accounts, turnover, profit or occupancy information is supplied.

• No sufficiently specific rental evidence is available.

• The comparable sales are not direct 10-bedroom hotel comparables.

• Alternative residential conversion requires relevant planning consents.

• Disbursements and possible special-condition costs are unknown.

• Licensing, regulatory compliance and operating-business details are not evidenced.

Recommendation

Do not bid at the guide without reviewing the legal pack, trading accounts, licences, occupancy history and business valuation evidence. The opportunity is more appropriately assessed as a hospitality business acquisition than a standard BTL.

Strategy Rating

Analysis Confidence

Several completed sales and auction costs are supplied, but there is no rental evidence, trading information, EPC, legal-pack detail, direct hotel comparable, or documented works scope.