Lot 94


The Junction, 99 Station Road, Polegate, East Sussex, BN26 6EB
The Junction, 99 Station Road, Polegate, East Sussex, BN26 6EB

An exciting opportunity to acquire this substantial mixed use property comprising a ground floor public house known as 'The Junction Tavern' and part ground and upper floors with Planning Permission for change of use into two HMOs comprising a total of ten units.

Sold with vacant possession the entire property, once completed, will offer an ideal business opportunity or could be let to provide a good income.

The Junction Tavern was previously let at £40,000 per annum has undergone complete renovation works and now provides a welcoming stylish restaurant/bar with ample seating and facilities. Conversion of the remaining building has commenced with the separation of the former function room and upper parts. New services have been run to the building along with clearance work. Once completed the HMOs will provide ten bedrooms with en-suite facilities and two kitchen/dining rooms offering a projected gross income of £85,000 per annum.

With a provision for three car parking spaces for the pub and two for the HMO. It is also considered that there may be further potential for extension of the existing building to provide further accommodation or possible reconfiguration into self contained flats, subject to all necessary consents being obtainable. Interested applicants are advised to make their own enquiries with the Local Planning Authority, the Wealden District Council. Tel: 01323 443322. Website: wealden.gov.uk.


Planning Permission has been granted by Wealden District Council under ref: WD/2019/1221/F, dated 30th June 2020, for change of use of rear function room to contain HMO containing five units (C4 use class) and change of use of first and second floor to HMO containing five units (C4 use class). Replacement of windows to the upper parts and rear elevations and other alterations to fenestration, subject to conditions.

Proposed Accommodation

Ground Floor - Front

Restaurant/bar area, kitchen and three W.Cs.

Ground Floor - Rear

Plant room, laundry room, hallway, kitchen and five bedrooms each with an en-suite.

First Floor

Landing, kitchen/diner, three bedrooms each with an en-suite and roof garden.

Second Floor

Landing, two bedrooms each with an en-suite.


Bin store (public house), bin store (HMO) and bike store with pet station.

Site Measurements

The site extends to 0.88 hectares (0.21 acres).

Freehold with Vacant Possession


All lots are sold subject to the Common Auction Conditions and Special Conditions of Sale (unless varied by the Sellers Solicitors), together with the Addendum, which will be available on Auction Day.

* Price Information

Guides are provided as an indication of each Seller’s minimum expectation. They are not necessarily figures at which a property will sell for and may change at any time prior to Auction. Unless stated otherwise, each Lot will be offered subject to a reserve (a figure below which the Auctioneer cannot sell the Lot during the Auction).

We expect the reserve will be set within the guide range or no more than 10% above a single figure guide. Please check our website regularly at cliveemson.co.uk, or contact us on 01622 608400, in order to stay fully informed with the up-to-date information.

Additional Fees

An Administration fee and Other non-optional fees may also be payable in addition to the bid price. All lots are offered subject to the Common Auction Conditions and Special Conditions of Sale or Revised Special Conditions of Sale (as applicable) and may include the repayment of search and other fees and or costs payable by the buyer.

All buyers are advised to inspect all available legal documentation prior to bidding and will be deemed to fully understand what they may be liable for if they are successful in purchasing. This should also include Stamp Duty, Land Registry fees and VAT which may become payable on completion in line with any property transaction, whether it is by auction or private treaty. If, as a buyer, you are in doubt you should seek advice from your own professional advisors. For more information on fees please go to cliveemson.co.uk/buyers-fees/