Summary - GROUND FLOOR UNIT, QUEENS HOTEL, 1-5, KINGS ROAD BN1 1NS
1 bed 1 bath Hotel
Large freehold asset with strong planning upside for experienced operators.
- Freehold seafront Regency hotel, prominent island site on Brighton promenade
- 94 en-suite bedrooms across basement to fourth floor
- Approximately 70,000 sq ft GIA with substantial plot
- Planning: 11 bedrooms in restaurant; 8 bedrooms + roof bar permission
- Vacant restaurant unit and one retail unit requiring repositioning
- Large leisure club (pool, gym, sauna); ~400 members, revenue potential
- Many rooms dated (1950s–1970s); significant refurbishment needed
- Local area: very high crime, deprived; operational considerations required
A rare freehold hotel investment on Brighton’s seafront, this substantial Regency building offers scale, location and immediate trading assets. The property presents 94 en-suite bedrooms, a popular ground-floor restaurant and bar, an 80-cover public dining space, a health and leisure club with around 400 members, and a basement conference suite capable of hosting up to 170 delegates — all in a high-footfall tourist area.
Value sits in the building’s size and development uplift: approximately 70,000 sq ft GIA with planning permissions to create 11 bedrooms within the vacant restaurant, add eight bedrooms and a roof bar, plus potential for a further eight rooms or repurposing of a void. The sale is freehold and comes unencumbered by management or brand ties, allowing an incoming operator or investor to reposition, rebrand or convert space to increase revenue.
Buyers should be clear-eyed about the challenges. The neighbourhood records very high crime rates and ranks as deprived; many guest rooms and some public areas show dated 1950s–1970s finishes that will require capital expenditure. The restaurant unit is vacant and the tenure details are unknown. At this scale, ongoing maintenance, regulatory requirements for a historic seafront building, and refurbishment costs will be material and should be budgeted into any acquisition plan.
For an investor or operator prepared to commit to upgrade, reconfigure and trade at scale, this property offers a rare platform on Brighton’s promenade with clear planning upside and multiple income streams from rooms, F&B, leisure memberships and events.
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