Empress Drive, Douglas, IM2

Investment Opportunity – Established Guest House with Exceptional HMO Potential

A rare opportunity to acquire a substantial freehold property in a prime seafront location, combining an established, profitable hospitality business with significant future development potential.

This long-standing guest house has built an excellent reputation over many years and is offered as a genuine turnkey operation, with experienced staff, forward bookings and an established customer base. From the day of completion, the business can continue trading and generating income while a purchaser considers future opportunities.

Continue Trading While Planning for the Future

Unlike many redevelopment projects that require a property to stand empty, this investment offers immediate cash flow. The guest house can continue operating with existing bookings, providing revenue and a return on investment while any future plans are progressed.

Whether your intention is to continue operating a successful hospitality business or explore alternative investment strategies, this property provides exceptional flexibility.

Outstanding HMO Potential

Initial research and discussions have been undertaken regarding the property's potential conversion into a House in Multiple Occupation (HMO), subject to all necessary planning permissions, Building Control approvals and HMO licensing requirements.

A proposed layout could provide:

• 16 high-quality HMO letting rooms

• Separate self-contained two-bedroom apartment

• Modern communal kitchen facilities

• Excellent communal accommodation

The proposal includes converting two existing guest bedrooms into an additional communal kitchen, whilst repurposing the current dining room as an additional letting room, maintaining a potential total of 16 HMO bedrooms together with the separate apartment.

Based on current market rental evidence, the completed scheme has the potential to achieve:

• 16 HMO rooms at approximately £160–£175 per room, per week

• Separate two-bedroom apartment with an estimated rental income of approximately £1,400 per calendar month

A Flexible Investment

This property offers purchasers a number of potential strategies:

• Continue operating as a successful guest house.

• Generate income while progressing HMO applications.

• Convert to a high-yield HMO investment, subject to the appropriate approvals.

• Explore alternative future uses, subject to planning and statutory consents.

Financial Information

Comprehensive financial information is available to genuinely interested purchasers, including:

• Historic accounts

• Profit and loss statements

• Trading figures

• Accountant-adjusted profitability

• Additional financial information available following a confidentiality agreement

Key Features

• Prime seafront location in Douglas.

• Established business with an excellent reputation.

• Turnkey operation.

• Existing forward bookings.

• Immediate income from completion.

• Experienced staff in place.

• Well-maintained throughout.

• High standard of presentation.

• Significant HMO potential (subject to approvals).

• Separate two-bedroom apartment.

• Rare opportunity to acquire a substantial income-producing asset with future development potential.

Viewing is highly recommended to fully appreciate the quality of the property, the strength of the existing business and the exceptional investment opportunity it presents.

Disclaimer: Any proposed HMO configuration, room numbers, rental projections and future development opportunities are indicative only and remain subject to planning permission, Building Control approval, HMO licensing and all other relevant statutory consents. Purchasers should make their own enquiries and obtain independent professional advice before proceeding.

I think this version is stronger because it sells two investments in one: an immediate income-producing guest house and a future high-yield HMO opportunity, without overstating what has already been approved.