Lot 79 Mixed Freehold Residential And Commercial InvestmentAuction Date:
7th May 2026
55-57 Kings Road, St. Leonards-on-Sea, East Sussex, TN37 6DY
Currently let at £51,100 per annum
A freehold block of terraced properties, situated in the heart of St Leonards-on-Sea, within a short distance of local shops, cafes, amenities and St Leonards Warrior Square railway station providing services to London and Hastings. The seafront and local leisure facilities are also nearby.
The property comprises three ground-floor commercial units, currently occupied as a dog groomers, a retail shop, and a coffee shop/takeaway, with three flats above which are all let with tenants in situ. Currently the income is £51,100 per annum, however, from 1st July this will increase to £54,300 per annum.
Commercial
55 Kings Road - Currently occupied as a dog groomers
Ground Floor
Retail space, kitchenette and W.C.
First Floor
Laundry Room.
Top Floor
Washroom and access into top storage room
Tenancy
Let under the terms of a seven-year commercial lease from 1st July 2025 at a current rental of £6,500 per annum.
EPC Rating
B (28). Total Floor Area 106 sq.m.
56 Kings Road - Currently occupied as a retail shop
First Floor
Retail shop floor, storeroom with kitchenette and W.C.
External
Outside space with access from the storeroom.
Tenancy
Let under the terms of a three-year commercial lease from 29th November 2022 at a current rental of £8,000 per annum.
EPC Rating
To be confirmed.
57 Kings Road - Currently occupied as a Coffee Shop/Takeaway
Accommodation
Shop floor arranged as a coffee shop/takeaway.
External
Storage space with W.C and sink, located within the communal hallway of Flats 1 & 2, 56 Kings Road.
Tenancy
Let under the terms of a seven-year commercial lease from 14th May 2024 at a current rental of £6,600 per annum with a rent review on the third year.
EPC Rating
D (87). Total Floor Area 17 sq.m.
Residential
55A Kings Road
Ground Floor
Hallway.
First Floor
Kitchen with access to outside space and W.C.
Second Floor
Two bedrooms, living room and bathroom with shower and basin.
External
Outside space with entry from the first-floor kitchen.
Tenancy
Let under the terms of an initial six month Assured Shorthold Tenancy Agreement from 25th January 2024 at a current rental of £750 per calendar month.
EPC Rating E
Council Tax Band A
56 Kings Road - Flat 1
Ground Floor
Communal hallway.
First Floor
Hallway, three bedrooms, bathroom, living room and kitchen.
Tenancy
Let under the terms of an initial six month Assured Shorthold Tenancy Agreement from 27th August 2021 at a current rental of £800 per calendar month.
EPC Rating E
Council Tax Band A
56 Kings Road - Flat 2
Ground Floor & First Floor
Communal hallway.
Second Floor
Bathroom.
Top Floor
Bedroom, living room and kitchen.
Tenancy
Let under the terms of an initial six month Assured Shorthold Tenancy Agreement from 7th November 2025 at a current rental of £850 per calendar month.
EPC Rating E
Council Tax Band A
Auctioneer's Note
From 1st May 2026 the tenancies referred to above will become rolling tenancies and referred to as Assured Periodic Tenancies.
Auctioneer's Note 2
Please note the photos of the Shop 56 Kings Road were taken last year and are not up to date.
Further Information
Jade Flood
on 01273 504232
Viewings
Applicants may view the lot externally only
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Important
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 Buyers Fees
