The Pig & Abbott, Abington Pigotts, Royston, Hertfordshire, SG8 0SD

Description

The Pig & Abbott is a Grade II Listed pub and restaurant with residential accommodation above. The pub is an Asset of Community Value. The residential accommodation is over the first and second floors and offers further potential subject to the necessary planning consents. The total approximate floor area, taken from the EPC, is 387m2. All services/appliances have not and will not be tested.

Accommodation

Bar area with open fireplace, rear dining area, customer toilets including disabled facilities, commercial kitchen, cold store and freezer room, outdoor seating area and car park beyond. Residential accommodation comprises a reception room, kitchen/breakfast room, laundry room, five bedrooms and a bathroom. The restaurant previously had seating for 42 covers, according to the description.

Location

Abington Pigotts, Royston, Hertfordshire.

Tenure / Property Information

Investment Analysis

The £360,000 guide price plus the stated 1.2% buyer premium (£4,320) gives a known purchase price including premium of £364,320, before any Special Conditions disbursements. The supplied sold comparables are detached freehold houses and are not sufficiently comparable to this Grade II Listed mixed-use pub/restaurant with residential accommodation. No supported GDV, refurbishment allowance or rental value can therefore be established from the evidence.

Investment Snapshot

Strategy Recommendation

Do not bid on residential valuation evidence alone. Consider only after specialist commercial, planning, heritage, condition and trading due diligence confirms value and an operating or alternative-use strategy.

Works Required

No specific physical works are evidenced. Any works, alteration or conversion of the accommodation would require assessment against the Grade II listing and may require planning and/or listed-building consents. All services and appliances are untested and require professional inspection.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed without a supported GDV, refurbishment budget, rental evidence and finance assumptions. Further residential potential is expressly subject to necessary planning consents, and the Grade II listing may constrain alterations.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The property is described primarily as a pub/restaurant with residential accommodation, so residential rent and the suitability of any separate letting strategy require verification.

Flip Analysis

A flip appraisal cannot be supported. The available comparables are detached residential houses rather than comparable mixed-use licensed premises, while no works budget, supported GDV or selling-cost allowance is provided.

Investor Risks & Due Diligence

• Grade II Listed status may restrict alterations and impose additional consent requirements.

• The property is an Asset of Community Value, creating potential acquisition and use-related considerations.

• Further residential potential is subject to necessary planning consents.

• All services and appliances have not and will not be tested.

• No sufficiently specific rental evidence or auctioneer rent estimate is available.

• The detached-house sold comparables are not directly comparable to the mixed-use pub/restaurant.

• Special Conditions may include search fees, seller costs, legal fees, transfer fees and other disbursements.

• Commercial operation and the previously stated 42-cover restaurant use are not supported by current trading or income evidence.

Recommendation

Do not bid on residential valuation evidence alone. Consider only after specialist commercial, planning, heritage, condition and trading due diligence confirms value and an operating or alternative-use strategy.

Strategy Rating

Analysis Confidence

The guide price, tenure, accommodation, listing status, EPC and buyer premium are supplied, but there is no comparable mixed-use evidence, rental evidence, trading information, condition survey, works budget, planning position or complete auction cost schedule.