12-14 Princes Street, Ipswich IP1 1QT and 11 Elm Street, Ipswich IP1 1EY

Summary of Accommodation

Ground Floor Shop : LET
From May 2017 producing £17,000 p.a
From May 2018 rising to £18,000 p.a
From May 2019 rising to £19,000 p.a

Lower Ground Floor: LET
From Sept. 2017 producing £12,000 p.a
From Sept. 2018 rising to £14,000 p.a
First Floor: 2 Bedroom & 1 Bedroom Flat


Lower Ground Floor: 2755 sq ft (256 sqm) Separate ladies & Gents W.Cs

Ground Floor: 1538 sq ft (143 sqm) including garage with 2 car parking spaces accessed off Elm Street.

1st Floor: 2 bedroom flat approx. 557 sq ft – net internal vacant possession – Indicative Value: £130,000

1st Floor: 1 bedroom flat 422 sq ft – net internal vacant possession – Indicative Value £120,000.

2nd Floor: 1 bedroom flat Let on a 1 year AST at £575 pcm – Indicative Value: £115,000

2nd Floor: 2 bed penthouse. Let on a 1 year AST at £795 pcm Indicative Value: £200,000

Total Indicative Value: £565,000

In addition there are 6 flats sold off on a leasehold basis for 125 years from 2008 at a ground rent of £68 pa with service charge income.

LOCATION: Situated in the town centre within the main, commercial, retail and business district of the town and within a short walk to the railway station.

DESCRIPTION: The property comprises ground and lower ground floor commercial units together with first, second and third floor residential flats accessed from Elm Street to the rear. The flats have recently been refurbished with electric heating, double glazing, new kitchens and bathrooms. The residential accommodation is served by a modern passenger lift.

SERVICES: All mains services are provided to the property including mains electricity, mains drainage and mains water.

BUSINESS RATES: The commercial parts of the property are assessed as follows:
Lower Ground Floor – Gaming Lounge and Premises : RV £6,400
Ground Floor Office used as Shop: RV £18,000 (Recently re-assessed)

COUNCIL TAX: The 1 bedroom flats are within Council Band A and the 2 bedroom flats are within Council Band B.

TENANCIES: Gross Commercial Income is currently £29,000
Gross Residential Income is currently £16,848 TOTAL £45,848

Potential increased residential income of £18,000 p.a when the 2 vacant flats are let producing a combined income of £63,848 p.a.

The Ground Floor is let to Spokeworx Ltd on a new 7 year internal repairing and insuring Law Society Lease outside of the security of tenure provisions of the Landlord and Tenant Act 1954.

From May 2017 year 1 rent is £17,000 p.a plus VAT, year 2 £18,000 p.a plus VAT and year 3 £19,000 p.a plus VAT. There is an upwards only rent review at year 4.

The Lower Ground Floor is let to Press Start Gaming Lounge on 6 year FRI terms Law Society Lease from September 16th 2016. Year 1 rent £10,000, Year 2 £12,000 and Year 3 £14,000 p.a plus VAT. There is a tenant only break clause on the 12 month anniversary.

Flats 5 and 9 comprising a 1 bedroom flat and 2 bedroom penthouse are both let on 1 year Assured Shorthold Tenancies producing £575 per calendar month and £795 per calendar month respectively.

Flats 1 and 2 will be let on new Assured Shorthold Tenancy Agreements-further details on application.

PLANNING: The ground floor has permission for Class A1 Retail. The lower ground floor D1 Assembly and Leisure.

TERMS: The freehold interest is available subject to and with the benefit of the various tenancies outlined. Offers in the region of £958,000 plus VAT, reflecting a potential combined gross initial yield of 6.6% when the flats are let.

LEGAL FEES: All parties to be responsible for their own legal costs incurred in this transaction.

VIEWING: Strictly by prior appointment through Beane Wass & Box on
Tel: (01473) 212656 E-Mail: enquiries@bw-b.co.uk