# Commercial property for sale (LU7 9EQ) ## Property Details | Key | Value | |-----|-------| | Address | 4 VICARAGE LANE, LEIGHTON BUZZARD, IVINGHOE, BUCKINGHAMSHIRE LU7 9EQ | | Price | £300,000 | | Bedrooms | 3 | | Last sold | £425,000 Feb 2005 | ## Description LOCATION This delightful and traditional village inn is situated in the affluent and highly desirable location of Ivinghoe, Bedfordshire and is a well used and popular venue for local trade emanating from the surrounding and affluent catchment areas. This characterful village inn can be easily reached from junction 11 of the M1 motorway and is ideally situated for walkers and hikers coming to this historic and popular locale. Being situated North West of London makes this beautiful location an excellent commuter area with easy access to the M4, M1, the M25 circular, the M11 and A1(M) motorways and the major international airports of Luton, Stanstead, Heathrow and Gatwick. THE PROPERTY This wonderful traditional village inn is a substantial 2-storey property of brick construction under a pitched, tiled roof. Main entrance at the front leading into the lobby with access into the Main Public Bar. Public Bar (circa 40) being L-shaped is a good sized traditional and characterful room with a lovely relaxing atmosphere having a feature brick built return bar servery with a solid polished counter and a matching back fitting with a range of trade optics; which is complimented by the fixed upholstered perimeter seating with loose polished tables, chairs, stools and bench style seating. Adding to the charm of this room is the feature brick built open fireplace. Access to the W.C's and the Restaurant. Restaurant (circa 30 covers) is a good sized bright and airy room having a return bar servery with a polished counter and a matching back fitting with shelving and refrigerated bottle coolers (not tested) which is complimented by a range of loose tables and chairs. Access to the W.C's. Ladies and Gents W.C's Lower Ground Floor Cellar (accessed from behind the bar) with dray drop, pumps, python, tilt racks and cooler. Catering facilities include a well equipped commercial Kitchen with stainless steel appliances and preparation surfaces (appliances not tested). OWNER'S ACCOMMODATION Situated on the 1st floor; being of a good size and briefly comprises: 3 bedrooms, lounge, kitchen and shower room. EXTERNAL At the rear there is an enclosed brick paved Beer Garden with timber benches/seating. There is also a Barn used for storage and a timber shed used for bottle storage. There is also a private driveway/carport for the owners. TRADING & LICENSING We are advised that the Premises Licence has lapsed and will need to be reinstated. We are advised that the old Premises Licence permitted the sale of alcohol during the hours of: Monday- Sunday: 11.00am - 01.30am The previous trading hours were: Monday: 6.00pm - 9.00pm Tuesday - Thursday: CLOSED Friday & Saturday: Midday - 3.00pm 6.00pm - Midnight Sunday - Midday: 3.00pm NB. Important: Prospective purchasers should ensure that they gain the NCPLH Qualification in readiness for their intended operation of the Public House. Guy Simmonds hold this 1 day NCPLH Course every 2 weeks. Please telephone us to reserve your place or book on-line at www.guysimmonds.co.uk GENERAL REMARKS The property and business is being offered for sale Freehold with Vacant Possession upon completion (see full auction/legal pack for more details). We are advised that the inn benefits from all mains services and uses gas central heating (no services seen or tested). Business rates payable are advised as currently being circa £4,000 per annum. THE BUSINESS Our vendor client, in situ for the past 6 years has successfully operated this superb village inn single-handedly as a sole trader on a full time basis with the assistance of 1 part time member of staff. After many years in the trade our vendor client has decided to sell due to personal circumstances and other non-related business possibilities. Having previously established a solid trading foundation with loyal wet and dry sales emanating from the locals and the surrounding affluent villages our vendor client has over an expanse of time due to personal circumstances ceased the food offering; thereby providing a tremendous opportunity for a full time 'hands-on' partnership commensurate experience in a busy food led venue. In addition there is also ample room to increase the previous trading hours which would also have a direct positive impact on the turnover and 'bottom line' profits. The business is currently closed although historic sales were in the region of £3,000 (incl. VAT) per week. Trade was latterly derived from 100% wet sales. With the drive and expertise of an experienced operator, this superb village inn has all the attributes to provide a highly profitable and enviable lifestyle. This business was viewed by Martin McConnell who would be delighted to discuss further details and can be contacted on 07970 213549. Viewing appointments must be made by contacting Guy Simmonds on 01332-865112. FULL ADDRESS OF BUSINESS The Rose and Crown, Vicarage Lane, Ivinghoe, Bedfordshire, LU7 9EQ VENDOR'S SOLICITORS Richard Hughes, Hughes and Co, Bannerdown One, The Green, Little Gaddesden, Hertfordshire, HP4 1PJ. Tel: 01442 842831 Details Prepared: January 2009 Additional Details for Sales Particulars for Businesses for Sale by Auction 1 Fisher German LLP are appointed as Auctioneers to undertake the auction sale on behalf of Guy Simmonds. 2 This business is for sale by auction unless sold previously. 3 Potential auction purchasers must be aware that they MUST have access to the total purchase funds prior to completion. 4 Purchasers enter into a binding contract, or binding conditional contract in the case of leasehold interests, at the fall of the hammer in the auction room. For details on the completion date, see full auction (legal) pack. 5 A deposit will be payable by the purchaser at the fall of the hammer in the auction room. Please see full auction (legal) pack for more details. In all cases the balance of the purchase price will be payable on completion of the sale. 6 The purchaser will be required to repay the search fees in addition to the balance of the purchase price on completion of the sale. For the amount, please refer to the Special Conditions of Sale. 7 The purchaser will be required to register for VAT by the completion date to allow the sale as a going concern on a VAT exempt basis between the VAT registered vendor and purchaser. In the event of the purchaser failing to register for VAT by the completion date the purchaser will be charged VAT in addition to the purchase price at the standard rate. 8 The sale price will include the fixtures and fittings (not subject to hire purchase) as set out by Inventory (see full auction/legal pack) at no additional charge. 9 Any stock and non-branded glassware to be paid for in addition to the purchase price at valuation on completion. 10 Guy Simmonds reserves the right to refuse admittance of a person(s) to the auction at their discretion. 11 The Auction venue, date or time may be changed at our discretion - please check with Guy Simmonds before attending the auction General Conditions of Auction Auction and Reserve Although it is intended that the properties will proceed to auction, the vendor reserves the right to relot or sell the properties as a whole or in part, or withdraw from the sale, the whole or any part of the properties. The properties will be offered subject to undisclosed reserve prices. The vendors reserve the right for the auctioneer to bid on their behalf up to the reserve. Order of Sale Fisher German LLP reserve the right to withdraw any lot and alter the Order of the Sale. Legal Pack/Special Conditions of Sale The vendors' solicitors have put together legal (auction) packs including: the Special Conditions of Sale, a Draft Contract, pre-contract responses, the Local Authority Searches, the relevant utility search responses, Land Registry office copies/Epitome of Title etc. The properties will be sold subject to these Legal (auction) Packs. We advise prospective purchasers to inspect these and satisfy themselves on all legal/title issues prior to the Auction. The Legal (auction) Packs will be available for inspection at the offices of Fisher German LLP, Guy Simmonds and the vendors' Solicitors fourteen days prior to the auction, by prior appointment. Copies of the Title documents are subject to a charge. They will not be read out at the auction. A purchaser will be deemed to bid in full knowledge of the Legal (auction) Pack. In the event of any inconsistencies between any statement by Fisher German LLP and Guy Simmonds, and the Legal Packs, the latter shall prevail. Title Particulars and Conditions of Sale Should any dispute arise between the vendors and the purchaser(s) as to the interpretation of any part of the said auction particulars and general remarks, or as to any material therein contained, the decision of the auctioneers shall be conclusive and binding on all parties. Money Laundering Cash payments for the deposit will not be accepted. In order to comply with current money laundering regulations, and as recommended as good practice by the RICS, Fisher German LLP shall require proof of identification from the purchaser in the form of a driver's licence or passport photo along with a recent utility bill showing the purchasers name and home address. Services None of the services, fittings or appliances, heating installations, metering or electrical systems in any of the properties offered have been tested by Fisher German LLP or Guy Simmonds. Plans and Photographs The plans and photographs are provided for identification purposes only and do not form part of the contract of sale on any lot. Important Notice Fisher German LLP and Guy Simmonds for themselves and for the vendors or lessors of properties whose agents they are give notice that: The particulars are set out in general outline and do not constitute or form any part of an offer or any contract. They are not to be relied upon as statements or representations of fact. All descriptions, dimensions (measured approximately as a guide only), reference to condition and necessary permission for use and occupation are given without responsibility to any intending purchaser or tenant. Purchasers or tenants must satisfy themselves by inspection or otherwise to the correctness of them. No person within Fisher German LLP, Guy Simmonds or their clients have any authority to make or give any representation or warranty on any property. If you are travelling some distance to view the property, please contact us if you require clarification or further information on any points. ## Property Photos - ![Photo](/listings/photos/24568580/1343741) - ![Photo](/listings/photos/24568580/1343743) - ![Photo](/listings/photos/24568580/1343745) - ![Photo](/listings/photos/24568580/1343747) - ![Photo](/listings/photos/24568580/1343749) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 4 VICARAGE LANE, IVINGHOE, LEIGHTON BUZZARD, AYLESBURY VALE, BUCKINGHAMSHIRE, LU7 9EQ | £425,000 | 17/02/2005 | Semi-detached | | 4 VICARAGE LANE, IVINGHOE, LEIGHTON BUZZARD, AYLESBURY VALE, BUCKINGHAMSHIRE, LU7 9EQ | £380,000 | 22/07/2002 | Semi-detached | | 4 VICARAGE LANE, IVINGHOE, LEIGHTON BUZZARD, AYLESBURY VALE, BUCKINGHAMSHIRE, LU7 9EQ | £123,500 | 02/02/1996 | Semi-detached | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | THE KINGS HEAD RESTAURANT STATION ROAD, IVINGHOE, LEIGHTON BUZZARD, BUCKINGHAMSHIRE, LU7 9EB | £1,500,000 | 01/09/2022 | Other | | PENDYCE HOUSE STATION ROAD, IVINGHOE, LEIGHTON BUZZARD, BUCKINGHAMSHIRE, LU7 9EB | £7,500 | 07/04/2022 | Other | | 3 CHURCH ROAD, IVINGHOE, LEIGHTON BUZZARD, BUCKINGHAMSHIRE, LU7 9EH | £202,000 | 22/07/2021 | Other | **Area average:** £569,833 (3 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £236,692 (16 Other, LU7, 2024–2026) - **Deviation:** +26.7% ## Rental Range *ONS Price Index of Private Rents (Buckinghamshire). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,329/mo - **Realistic:** £1,477/mo - **Optimistic:** £1,625/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Northants Central (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £793/mo ## 1% Rule - **Rent ratio:** 0.49% (weak for cashflow) - **Max investor price (0.8%):** £184,625 - **Target investor price (1%):** £147,700 *Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on Area rent estimate.* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -47.6% - **10y growth:** -74.2% ## House Price Index (HM Land Registry) *Official index for Buckinghamshire; All dwelling types series; as of April 2026.* - **1y growth (index):** 0.3% - **5y growth (index):** 13.3% - **10y growth (index):** 23.4% ## Flood risk - **Zone:** 1 - **Risk:** Low - **Source:** Job (default Low) [Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)