Units 10 – 12 Arbory Street, Castletown Courtyard
Description
DESCRIPTION Full equipped café and kitchen with rear courtyard area. Male and Female WCs located within the demise. LEASE TERMS New lease available directly with the Landlord on full repairing and insuring terms (FRI). LOCATION Travelling into Castletown Square from the harbour, turn right into The Square, the property is located along Arbory Street on the right-hand side. ACCOMMODATION Ground Floor Café – 251 sq. m / 2,705 sq. ft SERVICES All mains services are connected including electricity, gas and water. RENT DEPOSIT Standard 3 month deposit to be paid prior to lease commencement. LEGAL FEES Each party to be responsible for their own legal costs.
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Explore solar potential on the Isle of Man
Understand the seasonal solar resource and what to check about a roof. No individual property has been assessed.
What would improving it be worth?
Value added is the extra floor area priced at £2,724/m² — the midpoint asking price per m² among 34 Isle of Man properties currently for sale that publish a floor area. Cost uses real Isle of Man build rates: £4,000–£6,000/m² new build and £2,000–£4,000/m² refurbishment, depending on quality. Net is against the mid rate. The last column is how often Isle of Man actually grants that kind of application.
| Improvement | Value it might add | Likely cost | Net | Granted |
|---|---|---|---|---|
| Add a bedroom (single-storey extension) A modest double plus circulation, built new. ~14 m² |
£38,142 | £52,500 14 m² · mid spec new build range £42,000–£63,000 |
−£14,358 | 0% (305) |
| Loft conversion with a bedroom Works inside an existing roof, so it prices as refurbishment rather than new build — which is why it usually wins. ~20 m² |
£54,489 | £41,000 20 m² · mid spec refurb range £33,000–£50,000 |
+£13,489 | 0% (46) |
| Two-storey extension Roughly 14 m² on each of two floors. ~28 m² |
£76,285 | £105,000 28 m² · mid spec new build range £84,000–£126,000 |
−£28,715 | 0% (66) |
| Garage, annexe or outbuilding Detached space is worth less per m² than main-house floor area. ~18 m² |
£29,424 | £67,500 18 m² · mid spec new build range £54,000–£81,000 |
−£38,076 | 0% (196) |
Two things it cannot see. First, it prices floor area at the local average rate — it doesn't know your plot, your roof, your outlook, or whether an extension is physically possible; nor whether your street has a ceiling price that no amount of extending beats. Second, the rate comes from asking prices of other properties currently for sale, because the Isle of Man's sold register records no floor areas at all — so it reflects what sellers ask, not what buyers paid.
The obvious alternative method is worse, which is why it isn't used here: comparing a typical 3-bed with a typical 4-bed suggests a bedroom is worth around £430,000 island-wide. It isn't — a 4-bed is generally a bigger house on a bigger plot, so that figure measures the mix of what's for sale, not the value of adding a room.
Before spending anything, get a builder's quote and talk to an architect — what work of this kind actually gets approved here shows how often applications like yours succeed, and on what grounds the refusals go.
Building work on this property
Same estimate model this site uses on its planning pages (UK cost ranges with the Isle of Man's 18% uplift) — a rough starting point, not a quote. Always get quotes from an Isle of Man builder before budgeting.
See also all Isle of Man property professionals — architects, surveyors, mortgage brokers and trades.
Sale history
No prior sale found in the Isle of Man property register for this address.
Planning history
No planning application found in this site's planning dataset for this address.
Search the official register for anything since 2023
