Summary - 285-287, LONDON ROAD SS7 2BN
1 bed 1 bath Retail Property (high street)
Established café with garden seating and residential income potential for cash buyers.
- Ground-floor fitted tea room with substantial glazed frontage
- Private paved rear courtyard for external seating
- First-floor self-contained two-bedroom flat (c.464 sq ft)
- Total gross internal area approximately 1,288 sq ft
- New lease offered with only 3 years remaining
- Short lease likely to deter mortgage lenders (cash buyers favoured)
- Busy high‑street location with strong pedestrian footfall
- Area records higher-than-average crime; consider security measures
A well-established, family-run tea room occupying a prominent high‑street position on London Road, Hadleigh, with a fitted ground-floor café and a self-contained first‑floor flat. The ground floor benefits from substantial glazed frontage, an internal servery, wooden-style flooring and a private rear courtyard used for outdoor seating — ready for immediate trading. The business trades six days a week and has an existing local customer base and strong passing footfall from nearby retailers.
The first-floor accommodation provides a separate two-bedroom flat above the shop, creating potential rental income or owner-occupation for an operator. Total gross internal area is approximately 1,288 sq ft (ground floor c.824 sq ft; first floor c.464 sq ft), making the building suitable for an investor or owner-operator seeking mixed-use town-centre trade.
Important drawbacks are clear and material: the property is being offered with a new lease of only three years remaining. That short lease term is likely to prevent most mortgage lenders from lending against the asset and will constrain longer-term finance or mortgage-backed purchase. The area records higher-than-average crime and the property sits on a busy main road, which may affect certain operators or residents.
This is a practical opportunity for a cash buyer, experienced investor, or an operator wanting immediate trading goodwill, fixtures and fittings. The compact café layout and courtyard provide immediate trading value; however, anyone considering the purchase should factor in lease renewal costs, potential re-negotiation for a longer term, and local security considerations.
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