Guide price
£380,000
Restaurant for saleThe Waterfront Bistro, 15 Regatta Quay, Key Street, Ipswich, Suffolk IP4
Just added
Leasehold
About this property
Online Auction
Auction Date : 11 December 2025
Lot Number : 70
Restaurant In Marina Location With Potential
Vacant Commercial
Leasehold
*Guide Price : £380,000 Plus + Fees
The property forms part of an established former warehouse built circa 1800s which sits on the former Ipswich Docks, now a thriving leisure marina. This leasehold waterfront bar and bistro overlooks the marina and is arranged over two levels with the installation of a mezzanine floor and extended dining over the terrace to the front of the premises. Overall, we have been advised that the restaurant over the two floors offers approximately 90 covers with up to an additional 44 covers overlooking the marina. The marina area was developed in the early 2000s incorporating new locations for leisure, restaurants and residential development.
We have also been advised by the seller that the upper level has been the subject of a planning pre-application for change of use to be a two bedroom flat and the seller has received a positive response from Ipswich Borough Council subject to all necessary consents being obtainable.
Ground Floor
Entrance into reception area with restaurant seating, main bar area, cellar and stores and cloakroom/W.C. Stairs to first floor mezzanine level.
Mezzanine Level
Restaurant seating area, kitchen area and stores. Office and fire escape to rear.
Local Planning Authority
Ipswich Borough Council. Website: Tel:
Planning
A pre-application had been submitted for the change of use of the first floor of the two storey bar/restaurant to a two bedroom, first floor flat under reference ip/23/00026/preapp dated 13th June 2023. Further information will be available to download from the Clive Emson website.
Tenure
Remainder of a 125-year lease from 14th July 2014 at a current ground rent of a peppercorn.
EPC Rating
B (34). Total Floor Area 282 sq.m.
Commercial EPC: B
Important:
All lots are sold subject to the Common Auction Conditions and Special Conditions of Sale (unless varied by the Sellers Solicitors), together with the Addendum, which will be available on the Auction Day.
Price Information
*Guides are provided as an indication of each Seller's minimum expectation. They are not necessarily figures at which a property will sell for and may change at any time prior to Auction. Unless stated otherwise, each Lot will be offered subject to a reserve (a figure below which the Auctioneer cannot sell the Lot during the Auction). We expect the reserve will be set within the guide range or no more than 10% above a single figure guide. Please check our website regularly at , or contact us on , in order to stay fully informed with the up-to-date information.
*An Administration fee and Other non-optional fees may also be payable in addition to the bid price. All lots are offered subject to the Common Auction Conditions and Special Conditions of Sale or Revised Special Conditions of Sale (as applicable) and may include the repayment of search and other fees and or costs payable by the buyer. All buyers are advised to inspect all available legal documentation prior to bidding and will be deemed to fully understand what they may be liable for if they are successful in purchasing. This should also include Stamp Duty, Land Registry fees and VAT which may become payable on completion in line with any property transaction, whether it is by auction or private treaty. If, as a buyer, you are in doubt you should seek advice from your own professional advisors. For more information on fees please go to
We have also been advised by the seller that the upper level has been the subject of a planning pre-application for change of use to be a two bedroom flat and the seller has received a positive response from Ipswich Borough Council subject to all necessary consents being obtainable.
Ground Floor
Entrance into reception area with restaurant seating, main bar area, cellar and stores and cloakroom/W.C. Stairs to first floor mezzanine level.
Mezzanine Level
Restaurant seating area, kitchen area and stores. Office and fire escape to rear.
Local Planning Authority
Ipswich Borough Council. Website: Tel:
Planning
A pre-application had been submitted for the change of use of the first floor of the two storey bar/restaurant to a two bedroom, first floor flat under reference ip/23/00026/preapp dated 13th June 2023. Further information will be available to download from the Clive Emson website.
Tenure
Remainder of a 125-year lease from 14th July 2014 at a current ground rent of a peppercorn.
EPC Rating
B (34). Total Floor Area 282 sq.m.
Commercial EPC: B
Important:
All lots are sold subject to the Common Auction Conditions and Special Conditions of Sale (unless varied by the Sellers Solicitors), together with the Addendum, which will be available on the Auction Day.
Price Information
*Guides are provided as an indication of each Seller's minimum expectation. They are not necessarily figures at which a property will sell for and may change at any time prior to Auction. Unless stated otherwise, each Lot will be offered subject to a reserve (a figure below which the Auctioneer cannot sell the Lot during the Auction). We expect the reserve will be set within the guide range or no more than 10% above a single figure guide. Please check our website regularly at , or contact us on , in order to stay fully informed with the up-to-date information.
*An Administration fee and Other non-optional fees may also be payable in addition to the bid price. All lots are offered subject to the Common Auction Conditions and Special Conditions of Sale or Revised Special Conditions of Sale (as applicable) and may include the repayment of search and other fees and or costs payable by the buyer. All buyers are advised to inspect all available legal documentation prior to bidding and will be deemed to fully understand what they may be liable for if they are successful in purchasing. This should also include Stamp Duty, Land Registry fees and VAT which may become payable on completion in line with any property transaction, whether it is by auction or private treaty. If, as a buyer, you are in doubt you should seek advice from your own professional advisors. For more information on fees please go to
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