West Cliff Hall, Paragon, Ramsgate, Kent, CT11 9JX

Description

A vacant 1914 seafront concert hall on a large site of approximately 3,057 sq m (32,907 sq ft) overlooking Ramsgate’s Royal Harbour Marina. Positive pre-app for nine luxury dwellings comprising conversion of the hall into 7 dwellings and 2 new builds, subject to obtaining all relevant consents. The former concert hall is recognised as a non-designated heritage asset. The vendor has had a positive pre-app from Thanet District Council for nine dwellings comprising conversion of the hall into seven dwellings and two new homes within the courtyard, and a previous positive pre-app for an 89-room hotel.

Accommodation

Former concert hall dating from 1914 on a site of approximately 3,057 sq m (32,907 sq ft). Positive pre-application proposals comprise conversion of the hall into seven dwellings and two new homes within the courtyard. Drawings of the proposed plans are available for inspection upon request.

Location

Prime seafront position on Ramsgate’s West Cliff, overlooking the Royal Harbour and Marina. Cafés, restaurants and independent shops are a short walk away, and Ramsgate rail station is approximately 0.7 miles away with high-speed services to London St Pancras.

Tenure / Property Information

Investment Analysis

Vacant 1914 seafront concert hall with positive pre-application proposals for nine dwellings, but no planning consent, GDV evidence, works budget or rental evidence is supplied. Same-property completed sales were £330,000 in January 2025 and £225,000 in November 2018, but these do not establish the value of the proposed development. The £1,495,000+ guide therefore cannot be independently underwritten from the evidence provided.

Investment Snapshot

Strategy Recommendation

Do not bid on current evidence alone. Consider only after full legal, planning, heritage, surveying, cost and end-value due diligence confirms a viable nine-dwelling scheme.

Works Required

Potential conversion of the former concert hall into seven dwellings and construction of two courtyard homes, subject to obtaining all relevant consents. Detailed construction scope and costs are not supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR cannot be underwritten: acquisition is guided at £1,495,000+ plus the £1,800 admin charge and possible disbursements, while refurbishment costs, completed GDV, rents and refinance value are unknown.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental evidence, passing rent or completed dwelling schedule is supplied. The property is currently vacant and requires a development/conversion strategy.

Flip Analysis

A flip appraisal cannot be completed because no supported post-consent GDV, construction budget, professional costs, finance costs or selling allowance is supplied. The positive pre-application is not planning permission.

Investor Risks & Due Diligence

• Positive pre-application advice does not guarantee planning consent.

• The hall is recognised as a non-designated heritage asset, creating potential design and consent constraints.

• Conversion and new-build costs are wholly unprovided.

• No sufficiently specific rental evidence or completed dwelling schedule is supplied.

• Possible disbursements and other purchaser charges are unspecified in the available evidence.

• The £1,495,000+ guide cannot be tested against a supported development valuation.

Recommendation

Do not bid on current evidence alone. Consider only after full legal, planning, heritage, surveying, cost and end-value due diligence confirms a viable nine-dwelling scheme.

Strategy Rating

Analysis Confidence

The description and tenure are clear, but planning remains pre-application only and there is no reliable GDV, works, rent, finance or full-fee evidence.