Summary - Smugglers Inn, Harbour Place, Burntisland, KY3 9DP KY3 9DP
11 bed 7 bath Mixed Use
11-bed investment with planning for bar/restaurant — auction sale, refurbishment required.
Freehold mixed-use building in Burntisland High Street
A substantial mixed-use freehold in Burntisland’s busy High Street, offered at auction with guide price £195,000. The property comprises a ground-floor pub (established use) plus two multi-bedroom flats above, providing 11 bedrooms and seven bathrooms in total. Planning is approved for the commercial unit to operate as a bar/restaurant, and part-occupancy already generates short-term income from three ensuite rooms and one rented flat.
This is a value-add opportunity aimed at experienced investors and developers. The building is largely a blank canvas internally and requires significant refurbishment — images show derelict hallway, exposed wiring and damaged finishes. If fully converted and managed as an aparthotel or B&B (illustrative rate £75/room/night), the vendor projects high gross income potential, though this is indicative and dependent on occupancy, management and any further consents.
Key selling points are the prime High Street position with heavy footfall, fast broadband and excellent mobile signal, and flexible use options (retain pub, convert to hospitality, or reconfigure flats). Important cautions: the local area scores as very deprived, the property will be sold at auction with vacant possession (three ensuite rooms currently let short-term and one flat tenanted), and substantial refurbishment and compliance work will be required before full letting or trading.
Suitable buyers are those with renovation experience, planning knowledge and access to refurbishment capital. The lot suits BRRR-style strategies, conversion projects or operator-led hospitality ventures — but budget realistically for works, fees and trading ramp-up before counting on headline yields.
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