11-12 High Street, Ilfracombe, Devon, EX34 9DF

Guide Price* : £450,000

  • Freehold mixed use investment
  • Current income of £55,280 per annum (with one flat vacant) - Potential income of £60,000 per annum
  • WAULT of 10.5 years to expiry (5.5 to break) on the commercial element
  • Guide price of £450,000 reflects Net Initial Yield of 11.75%


The property comprises a mixed use commercial/residential investment opportunity and forms two mid-terraced units on the High Street. At ground floor level the property comprises a cafe and an indoor market, with the entrance to the basement nightclub at ground floor level between the two units.

The cafe comprises a seating area providing approximately 40 covers, with a kitchen and preparation room.

The indoor market comprises a large "L" shaped sales area and includes a cloakroom.

The basement nightclub provides cloakrooms as well as two bars and two dancefloors. There is also a small kitchen and some storage.

The residential accomodation to the upper parts comprises two large flats, with two and three bedrooms respectively, as well as a bedsit.


The property is located in Ilfracombe, a popular seaside tourist destination on the North Devon coast, approximately 10 miles to the north of Barnstaple and adjacent to Exmoor National Park. The resort is recognised as the largest tourist resort in the region having a population of approximately 11,000 inhabitants which is boosted during the summer months with an influx of tourists. Recent inward investment includes a Lidl’s supermarket, Tesco’s supermarket and plans are afoot to develop a large water sports centre at Larkstone Cove.

The property is situated on the main retail/leisure pitch on Ilfracombe High Street, approximately 20 metres to the east of its junction with Oxford Grove. Nearby retailers include Boots, an electrical store and an Indian Takeaway




The property is let on a mix of Leases and Assured Shorthold Tenancy Agreements. Please see the tenancy schedule for more information.

Planning Authority

North Devon Council - www.northdevon.gov.uk (01271 388 288)


Address Tenant Floor Use Sq M Sq F Lease Terms Rent £ pa Rent Review
11-12 High Street Private Individual Basement Nightclub 216.8 2,334 5 year lease expiring 28/02/2023 £16,000 Fixed uplifts to £17,000 in year 2 and £18,000 from years 3-5
11-12 High Street Private Individual Ground Cafe 98.7 1,062 15 year lease expiring 06/01/2029 £13,000 5 yearly upward only reviews
11-12 High Street Private Individual Ground Market 293.1 3,155 20 year lease expiring 28/02/2036 (subject to a break clause in 2022) £16,000 5 yearly upward only reviews, subject to a cap of 4%
11-12 High Street Private Individual First Flat N/A N/A Assured Shorthold Tenancy £5,160 N/A
11-12 High Street Private Individual First Bedsit N/A N/A Assured Shorthold Tenancy £3,120 N/A
11-12 High Street Private Individual Second Flat N/A N/A Vacant N/A N/A

* Generally speaking Guide Prices are provided as an indication of each seller's minimum expectation, i.e. 'The Reserve'. They are not necessarily figures which a property will sell for and may change at any time prior to the auction. Virtually every property will be offered subject to a Reserve (a figure below which the Auctioneer cannot sell the property during the auction) which we expect will be set within the Guide Range or no more than 10% above a single figure Guide.

Administration Fee The successful purchaser will be required to pay the auctioneers administration fee of £1,200 inclusive of VAT on purchases of £20,000 and above and £360 inclusive of VAT for purchases below £20,000. Other additional costs/fees may apply - Click here.

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The successful purchaser will be required to pay the auctioneers administration fee of £1,200 inclusive of VAT on purchases of £20,000 and above and £360 inclusive of VAT for purchases below £20,000. Other additional costs/fees may apply - Click here.

Related Documents

Agreement Documents

Subject to Contract and Exclusive of VAT © Lambert Smith Hampton October 2021

Disclaimer: Lambert Smith Hampton Group Limited and its subsidiaries, including 574, and their joint agents if any ("LSH") for themselves and for the seller or landlord of the property whose agents they are give notice that: (i) These particulars are given and any statement about the property is made without responsibility on the part of LSH or the seller or landlord and do not constitute the whole or any part of an offer or contract. (ii) Any description, dimension, distance or area given or any reference made to condition, working order or availability of services or facilities, fixtures or fittings, any guarantee or warrantee or statutory or any other permission, approval or reference to suitability for use or occupation, photograph, plan, drawing, aspect or financial or investment information or tenancy and title details or any other information set out in these particulars or otherwise provided shall not be relied on as statements or representations of fact or at all and any prospective buyer or tenant must satisfy themselves by inspection or otherwise as to the accuracy of all information or suitability of the property. (iii) No employee of LSH has any authority to make or give any representation or warranty arising from these particulars or otherwise or enter into any contract whatsoever in relation to the property in respect of any prospective purchase or letting including in respect of any re-sale potential or value or at all. (iv) Price or rent may be subject to VAT and any prospective buyer or tenant must satisfy themselves concerning the correct VAT position. (v) Except in respect of death or personal injury caused by the negligence of LSH or its employees or agents, LSH will not be liable, whether in negligence or otherwise howsoever, for any loss arising from the use of these particulars or any information provided in respect of the property save to the extent that any statement or information has been made or given fraudulently by LSH. (vi) In the case of new development or refurbishment prospective buyers or tenants should not rely on any artists’ impressions or architects’ drawings or specification or scope of works or amenities, infrastructure or services or information concerning views, character or appearance and timing concerning availability or occupation and prospective buyers or tenants must take legal advice to ensure that any expectations they may have are provided for direct with the seller or landlord and LSH shall have no liability whatsoever concerning any variation or discrepancy in connection with such matters.