# 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 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.

## 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)