The Railway Public House, 68 St. Johns Road, Ryde, Isle Of Wight

Description

The Railway is a freehold public house considered to be something of a landmark at the junction of St. Johns Road and Monkton Street. It continues to trade as a well-established hostelry with the benefit of a two-bedroom owner/manager's flat situated above the public house. The property has a good size public house garden and an additional smaller private garden attached to the flat.

Accommodation

Ground floor: traditional public house with main bar leading to a games room with pool table, dartboard, ladies' and gents' cloakrooms with W.C.s, store room (former pub kitchen) and cellar. First floor: landing, two bedrooms, living room and shower room with W.C. Outside: small garden for use by the occupants of the flat and larger pub garden fronting St. Johns Road and Monkton Street.

Location

Town centre public house at the junction of St. Johns Road and Monkton Street; described as a landmark location.

Tenure / Property Information

Investment Analysis

The £170,000–£190,000 guide is the only pricing evidence supplied. No completed sales, rental comparables, formal valuation, passing rent or auctioneer rent estimate is provided, so market value and GDV cannot be independently estimated. The property is a mixed commercial/residential freehold comprising a public house and two-bedroom flat. The description says it continues to trade, while the auction particulars state vacant possession; this requires clarification.

Investment Snapshot

Strategy Recommendation

Do not set a bid or pursue a refinance/flip strategy until commercial trading information, vacant-possession status, condition, licensing, planning/use position, rental evidence and all buyer fees are verified.

Works Required

No specific defects or required works are evidenced. Commission a full building, services, fire-safety, asbestos and commercial-kitchen inspection before bidding; any works allowance remains unsupported.

Rental & Market Context

Potential BRRR Position

BRRR cannot be underwritten from the supplied evidence. GDV, refurbishment cost, rent, finance assumptions and refinance value are all unsupported. Confirm vacant possession, trading status, licensing, planning/use position and the flat's suitability for separate occupation.

Buy-to-Let Analysis

A BTL assessment cannot be established because no sufficiently specific rental evidence or passing rent is supplied. The property is primarily a public house with an ancillary two-bedroom flat, so residential rent alone would not represent the whole asset.

Flip Analysis

A flip appraisal cannot be established because there are no comparable sales, supported GDV, works costs or selling-cost allowance. The guide price cannot be treated as GDV.

Investor Risks & Due Diligence

• No completed-sale or rental evidence supports the guide price or income assumptions.

• The particulars state both that the pub continues to trade and that vacant possession is available; this must be reconciled.

• Commercial trading performance, licence status and ongoing operating costs are not supplied.

• Property condition and any required refurbishment or compliance works are not evidenced.

• An administration fee and other non-optional fees may apply, but amounts are not stated.

• Stamp Duty, Land Registry fees and VAT may apply, with treatment not quantified.

Recommendation

Do not set a bid or pursue a refinance/flip strategy until commercial trading information, vacant-possession status, condition, licensing, planning/use position, rental evidence and all buyer fees are verified.

Strategy Rating

Analysis Confidence

Only descriptive property particulars and an auction guide range are supplied. There are no sales comparables, rental evidence, works budget, formal valuation, passing rent or stated buyer/admin fees, and occupancy information is inconsistent.