Rockys Bar and Restaurant, King George V Playing Field, Chequers Lane, Papworth Everard, Cambridgeshire

Description

A freehold development site at the former Rockys Café/Bar/Restaurant and venue in Papworth Everard. The existing building is approximately 313 sq m (3,371 sq ft) and comprises a large bar area, separate function room, former kitchen, utility areas, lobby, and male and female cloakrooms. Detailed planning consent was granted in May 2025 under planning number 24/03899/FUL by South Cambridgeshire District Council for demolition of the existing buildings and construction of a new café/bar/restaurant with an approximate footprint of 520 sq m (5,597 sq ft), including first floor restaurant accommodation and a second floor roof terrace.

Accommodation

Ground floor: Hall, cafe, kitchen and toilets. First floor: Dining area and toilets. Outside: Car park and external terrace. The proposed redevelopment includes first floor restaurant accommodation and a second floor roof terrace.

Location

Located in the heart of Papworth Everard, approximately 10 miles west of Cambridge. The surrounding recreation grounds include multiple football pitches, cricket facilities, tennis courts, a bowling green, and a hard court sports area. The property is close to the A428, providing access to Cambridge, Bedford, the M11 and the A14.

Tenure / Property Information

Investment Analysis

The property is a vacant freehold commercial development site with detailed planning consent granted in May 2025 for demolition of the existing approximately 3,371 sq ft building and construction of an approximately 5,597 sq ft café/bar/restaurant with first-floor accommodation and a second-floor roof terrace. The guide is £110,000–£130,000 plus stated fees. The only supplied comparable is a freehold surgery sold for £875,000 in 2022; it is a different use and property type, so it does not support a reliable GDV or market-value estimate. Construction costs, completed commercial value, commercial rent and demand evidence are not supplied.

Investment Snapshot

Strategy Recommendation

Treat as a development appraisal opportunity only. Proceed only after independently verifying the planning consent, full legal pack, construction budget, commercial demand, achievable rent or sale value and funding structure.

Works Required

Subject to the planning consent and its conditions: demolish the existing café/bar/restaurant buildings and construct the approved approximately 5,597 sq ft café/bar/restaurant, including first-floor restaurant accommodation, toilets, kitchen/café areas, car parking/external terrace and second-floor roof terrace. No cost allowance can be supported from the evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be quantified. The purchase guide and known £2,400 buyer/admin charges are available, but development costs, completed commercial value, stabilised rent and refinance terms are not supplied. Refinance proceeds and cash left in therefore remain unsupported.

Buy-to-Let Analysis

BTL analysis is not supportable. The property is a commercial development opportunity rather than a stated residential letting, and no commercial rent, tenant demand, operating costs or completed investment value are supplied. The £1,225 pcm evidence relates to an advertised two-bedroom residential asking rent and is not applicable to this scheme.

Flip Analysis

A flip/development resale surplus cannot be calculated because there is no supported completed commercial GDV, construction budget, professional-cost allowance, finance cost or selling-cost allowance. The supplied surgery sale is not a sufficiently comparable basis for a completed restaurant valuation.

Investor Risks & Due Diligence

• Planning consent conditions, implementation requirements and any obligations or restrictions have not been provided.

• The proposed demolition and construction represent substantial development works, but no construction or professional-cost evidence is supplied.

• Commercial rental income, tenant demand and operating viability are unverified.

• The only supplied comparable is a different property type and use, so it does not establish the completed scheme's value.

• Disbursements and other purchaser charges may be payable under the legal pack but are not quantified.

• The property is vacant and no existing passing income is identified.

Recommendation

Treat as a development appraisal opportunity only. Proceed only after independently verifying the planning consent, full legal pack, construction budget, commercial demand, achievable rent or sale value and funding structure.

Strategy Rating

Analysis Confidence

The description, tenure, vacancy, planning consent, guide and fees are supplied, but there is no reliable commercial GDV, construction-cost evidence, rent evidence, finance information or directly comparable completed development sale.