Sold Restaurant

11 PARK ROAD WEST

BEDFORD, BEDFORD MK41 7SB

Listed 13 Dec 2014 (-4204d)

£259,995

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# Restaurant for sale (MK41 7SB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 11 PARK ROAD WEST, BEDFORD, BEDFORD MK41 7SB |
| Price | £259,995 |
| Last sold | £105,000 May 2000 |

## Description

The residential accommodation consists of a lounge, kitchen / diner, shower and WC on the ground floor whilst there are 3 double bedrooms and a family bathroom on the first floor.

The premises are currently let on 20 year lease dated December 2012 at an annual rent of £15,000. There are 5 yearly rent reviews and tenant only break clauses included.

Consideration is given to an owner occupier with the current tenants willing to negotiate the sale of the business.

## Property Photos

- ![Photo](/listings/photos/33177963/317597) - Photo
- ![Photo](/listings/photos/33177963/317598) - Photo

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 11 PARK ROAD WEST, BEDFORD, MK41 7SB | £105,000 | 24/05/2000 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 139 - 145 TAVISTOCK STREET, BEDFORD, MK40 2SB | £2,800,000 | 04/08/2022 | Other |
| 117 TAVISTOCK STREET, BEDFORD, MK40 2SB | £550,000 | 28/10/2021 | Other |
| 135 - 137 TAVISTOCK STREET, BEDFORD, MK40 2SB | £260,000 | 01/09/2021 | Other |

**Area average:** £1,203,333 (3 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £375,000 (3 Other, MK41, 2024–2026)
- **Deviation:** -30.7%

## Rental Range

*ONS Price Index of Private Rents (Bedford). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,049/mo
- **Realistic:** £1,166/mo
- **Optimistic:** £1,283/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Bedford (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| Studio Flat, Foster Hill Road, MK40 | £800/mo | 1 | 0.19 miles | OpenRent |
| 3 Bed End Terrace, Gladstone St, MK41 | £1,400/mo | 3 | 0.2 miles | OpenRent |
| 3 Bed End Terrace, Hartington St, MK41 | £1,625/mo | 3 | 0.21 miles | OpenRent |
| Studio Flat, Bromham Road, MK40 | £750/mo | 1 | 0.27 miles | OpenRent |

**Average rent: £1,144/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.42% (weak for cashflow)
- **Max investor price (0.8%):** £137,500
- **Target investor price (1%):** £110,000

*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 OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,100/mo).*

- **Gross yield:** 5.1%
- **Cost-to-rent:** 19.7×
- **Monthly cashflow:** £-59/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.9%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** -73.5%
- **10y growth:** -20.8%

## House Price Index (HM Land Registry)

*Official index for Bedford; All dwelling types series; as of March 2026.*

- **1y growth (index):** 5.6%
- **5y growth (index):** 20.5%
- **10y growth (index):** 45.6%

## 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)

Photo Photo

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Property details

Last sold

£105,000 May 2000

Local average

£375,000 (-30.7%)

Deprivation

Decile 2 (6,225 of 33,755)

Street crime

526 incidents within 1 mile (Apr 2026)

Description

The property is located on a highly visible corner plot and is one of the longest established chip shops in Bedford. The premises consists of a traditional chip shop frontage and serving area leading to a preparation space and storage area running the length of the building.

The residential accommodation consists of a lounge, kitchen / diner, shower and WC on the ground floor whilst there are 3 double bedrooms and a family bathroom on the first floor.

The premises are currently let on 20 year lease dated December 2012 at an annual rent of £15,000. There are 5 yearly rent reviews and tenant only break clauses included.

Consideration is given to an owner occupier with the current tenants willing to negotiate the sale of the business.

Listed by

Commercial

Robinson & Hall LLP

Reference: 33177963

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

Event	Date	Price	% change
Sold	24/05/2000 (26 years ago)	£105,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
139 - 145 TAVISTOCK STREET, BEDFORD, MK40 2SB	£2,800,000	04/08/2022	Other
117 TAVISTOCK STREET, BEDFORD, MK40 2SB	£550,000	28/10/2021	Other
135 - 137 TAVISTOCK STREET, BEDFORD, MK40 2SB	£260,000	01/09/2021	Other

Area average: £1,203,333 (3 sales)

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth -73.5%

10y growth -20.8%

House Price Index (HM Land Registry — official index, not sold-price averages): Bedford. Series: All dwelling types. As of March 2026.

1y (index) 5.6%

5y (index) 20.5%

10y (index) 45.6%

Rental Range

Estimated market rent for Bedford. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,049/mo

Realistic £1,166/mo

Optimistic £1,283/mo

Based on Local Authority from postcode lookup → Bedford.

LHA (30th percentile) floor for Bedford: Apr 2025 – Mar 2026

Location

Map view View on Google Maps View on OpenStreetMap Street View MK41 7SB

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Shop	Pasticceria	0.0 miles
Shop	Michelle Hair	0.0 miles
Bus stop	Warwick Avenue	0.1 miles
Bus stop	Unknown	0.2 miles
Train station	Bedford	0.6 miles
Hospital	Bedford Health Village	0.6 miles
Train station	Bedford St Johns	1.0 miles
Hospital	Bedford Hospital South Wing	1.0 miles
University	University of Bedfordshire Polhill Campus	1.3 miles
University	Cranfield University	8.3 miles

Street-level crime

Category	Count
Violence and sexual offences	189
Anti-social behaviour	86
Shoplifting	63
Public order	34
Criminal damage and arson	28
Other theft	25
Vehicle crime	23
Drugs	21
Burglary	14
Other crime	13
Robbery	9
Bicycle theft	8
Possession of weapons	8
Theft from the person	5
Total incidents	526

Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Livingstone Primary School	Primary	0.1 miles	Good — 18 May 2023
Polam School	Other	0.2 miles	— (No rating)
Edith Cavell Primary School	Primary	0.4 miles	Good — 21 Oct 2014
Priory Primary School	Primary	0.4 miles	— (Inspected (no overall grade))
Bedford Greenacre Independent School	Other	0.4 miles	— (No rating)

Rental Comparables

Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
Studio Flat, Foster Hill Road, MK40	£800/mo	1	0.19 miles	OpenRent
3 Bed End Terrace, Gladstone St, MK41	£1,400/mo	3	0.2 miles	OpenRent
3 Bed End Terrace, Hartington St, MK41	£1,625/mo	3	0.21 miles	OpenRent
Studio Flat, Bromham Road, MK40	£750/mo	1	0.27 miles	OpenRent

Average rent: £1,144/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.42%

Max investor price (0.8%) £137,500

Target investor price (1%) £110,000

Gross yield 5.1%

Cost-to-rent ratio 19.7×

Monthly cashflow £-59/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -0.9%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).

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