7 Lad Lane, Newcastle, Staffordshire ST5 1RE

For sale by Auction on 30 April 2026.
Offered in partnership with Rory Mack - Stoke

A Freehold town centre investment property arranged over four floors within the pedestrianised retail core of Newcastle-under-Lyme.

The property comprises a ground floor retail unit with basement storage together with first and second floor accommodation, currently let to two tenants producing £11,000 per annum, rising to £11,500 in 2027 and £12,000 in year three under stepped rental provisions.

Full planning permission has been granted under Application Ref: 24/00488/COU for the conversion of the first and second floors to Class C1 visitor accommodation (Airbnb), providing potential for alternative residential use of the upper floors subject to any further consents required.

A well-maintained period building offering secure income together with asset management and development potential.

Location
The property occupies a prominent position on Lad Lane, just off the Ironmarket, within the pedestrianised town centre of Newcastle-under-Lyme.

Adjacent to the property, the former York Place shopping centre is being redeveloped by Capital & Centric to provide new residential apartments, commercial space and a new public square. The scheme will create an important pedestrian route linking the Midway car park to the town centre via Lad Lane, enhancing connectivity and footfall in the immediate area.


Services
Mains electricity, water and drainage are connected.
Services have not been tested by the agents.



Accommodation
Ground Floor
Retail sales – approx. 350 sq ft

Basement
Storage – approx. 233 sq ft

First Floor
Accommodation – approx. 242 sq ft

Second Floor
Accommodation – approx. 270 sq ft (with areas of sloping ceiling)


Occupancy
Subject to existing tenancies producing £11,000 per annum, rising to £11,500 in year 2 and £12,000 in year 3.

Lease summary – Ground Fllor & Basement, 7 Lad Lane, Newcastle-under-Lyme

The ground floor and cellar at 7 Lad Lane are let to Jade Hawkins under a Law Society Business Lease (Whole Building) dated 5 January 2026. The lease is inside the security of tenure provisions of the Landlord & Tenant Act 1954, giving the tenant statutory renewal rights.

The lease term is 3 years, running from 5 January 2026 to 4 January 2029. The passing rent is on a stepped basis: £7,000 pa in Year 1, £7,500 pa in Year 2, and £8,000 pa in Year 3, payable monthly in advance. A 3-month rent-free period was granted for fit-out, with the first rent payment due 5 April 2026.

The tenant holds the property on an internal repairing and insuring basis, reimbursing the landlord for the building insurance premium (currently £262.50 pa, subject to review). A £750 rent deposit is held for the duration of the lease. The permitted use is holistic retail.

Overall, this is a short-term, protected commercial lease with stepped income, insurance recovery, and statutory security of tenure — suitable for an owner-occupier-style retail investor, with limited landlord break flexibility during the term.

Lease summary – First & Second Floors, 7 Lad Lane, Newcastle-under-Lyme

The first and second floor offices at 7 Lad Lane are let to Neil Manton Middleton trading as Timespan under a RICS Small Business Retail Lease dated 31 October 2024. The lease has been formally contracted out of Part II of the Landlord and Tenant Act 1954, with a compliant Section 38A Notice and Tenant’s Declaration completed, meaning there is no security of tenure and no automatic right to renew .

The lease term is 5 years, running from 31 October 2024 to 30 October 2029

The passing rent is £4,000 per annum, payable monthly in advance. The tenant reimburses the landlord for the building insurance premium (currently £262.50 pa, subject to review). There is no rent deposit and no guarantor. The permitted use is watch and clock retail and repair, with standard small-business repairing and occupational obligations.

Ground Floor
Sales 350 sq ft
Basement
Storage 233 sq ft
Note Please be advised that the auctioneers have not personally inspected the property. Prospective buyers are advised to make a viewing enquiry and any other necessary independent enquiries before placing their bid, as this will be binding.
Draft Sales Particulars These sales details are awaiting vendor approval

Tenure: Freehold

EPC Rating: E

Terms:
Auction Details

The sale of this property will take place on the stated date by way of Live streamed auction and is being sold under the Unconditional sale type.

Binding contracts will be exchanged at the point of sale.

All sales are subject to our Common Auction Conditions and Bidder Terms. Properties located in Scotland and Northern Ireland will be subject to applicable local laws.

Auction Deposit and Fees

The following deposits and non- refundable auctioneers fees apply:

• 5% deposit (subject to a minimum of £5,000)

• Buyer’s Fee of 4.8% of the purchase price (subject to a minimum of £6,000 inc. VAT)

There may be additional fees listed in the Special Conditions of Sale, which will be available to view within the Legal Pack. You must read the Legal Pack carefully before bidding.

Additional Information

For full details about our auction processes, please refer to the Bidder Terms which can be viewed on our home page.

This explains the types of auction and sale methods we offer, the bidding registration process, your payment obligations, and how to view the Legal Pack (and any applicable home report for residential Scottish properties).

Guide Price & Reserve Price

Each property sold is subject to a Reserve Price. The Reserve Price will be within + or - 10% of the Guide Price. The Guide Price is issued solely as a guide so that a buyer can consider whether or not to pursue their interest. A full definition can be found within the Buyers Terms.