Summary - 13 BEACH ROAD CLACTON-ON-SEA CO15 1UF
16 bed 8 bath Lodge
Turnkey council-contracted income with multiple operational exit routes.
Freehold Victorian mid-terrace lodge, circa pre-1900, 3,240 sq ft
A substantial Victorian mid-terrace lodge arranged as a 16-bedroom HMO/hostel with established, authority-backed income. The property is let to the local council under a contracted model (rent + support services paid directly) providing defensive cashflow and a reported net ROI of 13%+ at the £4.2m asking price. A transferable HMO licence (held in a limited company) runs to 29 April 2030 and the current tenancy to the council is in place until 24 December 2025; the asset can also be transferred via company share sale or offered with vacant possession.
This freehold building (circa pre-1900) totals approximately 3,240 sq ft over three storeys, with 16 bedrooms and eight bathrooms. Key operational advantages include a verified, standardised funding model that does not rely on housing benefit, flexibility to operate as HMO, hostel, student or hybrid accommodation, and seaside location with plentiful local amenities and transport links.
Buyers should note material considerations: the area is classified as very deprived with very high crime levels and a transitional Eastern European neighbourhood demographic. The building is solid-brick with no assumed cavity insulation and double glazing pre-2002; period fabric means likely retrofit and maintenance costs. The opportunity suits a specialist investor or operator able to manage an institutional tenancy and deliver compliance and refurbishment where required.
For investors seeking income and scale, this is a distinctive coastal asset combining contracted revenue, transferable licensing and multiple exit or operational pathways. For those prioritising residential refurbishment or owner-occupation, significant works and management planning will be required before any change of use or repositioning.
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