Lot 30


31 Bath Road, Cowes, Isle Of Wight, PO31 7RH
31 Bath Road, Cowes, Isle Of Wight, PO31 7RH
Sold £198,000

This landmark former café enjoys a commanding position at the junction of Bath Road, High Street and Watch House Lane and traded for many years as the Watch House Barn café with residential accommodation on the first and second floors.

The building is now vacant and requires a programme of upgrading and refurbishment to the existing accommodation, part of which has suffered from some fire damage, but is sold with the significant advantage of consent for an additional two-bedroom residential unit by way of conversion of part of the side and rear of the existing building.

There is an attractive sea view along Watch House Lane from the bay windows on the first and second floors. A more panoramic sea view over the Solent is available from the rear windows.

Ground Floor

Two distinct commercial spaces to include the former café and ancillary space to the side, former kitchens, store rooms and ancillary space to the rear.

First Floor

Landing, former letting room and bathroom with W.C.

Second Floor

Landing, two further letting rooms and shower room/W.C.


Planning Permission has been granted by Isle of Wight Council under reference 21/01132/FUL, dated 22nd February 2022, for proposed alterations and conversion to form a dwelling. (Revised description) (Revised plans), subject to conditions.

A copy of the Planning Consent and accompanying documents may be downloaded from the Local Planning Authority website: iow.gov.uk. Tel: 01983 823552.

Auctioneer's Note

The Sellers advise that an extended completion period of 30 working days will apply.

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/