The Manor Public House, School Road, Willaston, Douglas, Isle of Man, IM2 6PQ
Description
Directions The property is located in a central Local Authority residential area of Willaston in the immediate proximity of the Primary School, Technical College and residential mixed areas. The property is clearly identified by our TO LET board at the entrance to the property. Description This is a three storey detached premises originally constructed as a residential house in or around the 1900’s and is currently occupied and utilised as a tenanted Public House with proprietors accommodation. The business is primarily established wet sales and does not benefit from any catering facilities at the present time although there maybe potential to discuss this with the Landlord. ACCOMMODATION Ground Floor Entrance into vestibule, hall Ladies & Gents WC North Bar 778 sq. ft. approx. NIA South Bar 785 sq. ft. approx. NIA Pool Room 387 sq. ft. approx. NIA Store Room 90 sq. ft approx. NIA Basement Store 186 sq. ft. approx. NIA Cellar 368 sq. ft. approx. NIA First Floor Former Function 528 sq. ft. approx. NIA First & Second Floor Managers Residential Flat 1,134 sq. ft. approx. NIA Total Net Internal area 4,256 sq. ft. approx. NIA Outside is a large car parking facility for approx. 40 and surrounding grounds of approx. three quarters of an acre. Services Mains electricity, sewage and water connected central heating and hot water by oil fired boiler—fire alarm sys-tem has been installed incorporating heat detectors, smoke detectors and glass breaks. Tenure Leasehold Lease Terms & Additional Information Seven year lease with internal repairing terms. An inventory of fixed items to remain in the premises will be supplied by way of an inventory and any works that a potential Tenant wishes to implement must have prior approval from Landlord. The apartment living Accommodation would be
Not marked as sole agency on the original listing, so this property may also be marketed by other agents not captured in this data.
What would improving it be worth?
Value added is the extra floor area priced at £3,229/m² — the midpoint asking price per m² among 6 Douglas 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 |
£45,207 | £52,500 14 m² · mid spec new build range £42,000–£63,000 |
−£7,293 | 0% (314) |
| 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 |
£64,582 | £41,000 20 m² · mid spec refurb range £33,000–£50,000 |
+£23,582 | 0% (46) |
| Two-storey extension Roughly 14 m² on each of two floors. ~28 m² |
£90,415 | £105,000 28 m² · mid spec new build range £84,000–£126,000 |
−£14,585 | 0% (66) |
| Garage, annexe or outbuilding Detached space is worth less per m² than main-house floor area. ~18 m² |
£34,874 | £67,500 18 m² · mid spec new build range £54,000–£81,000 |
−£32,626 | 0% (199) |
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.
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