Ingleby - Lodging House, Bellozanne Road
Description
Location, The Property is within easy walking distance of the amenities at First Tower and being only a five-minutes’ drive out of town, it is also a stone's throw from St Andrew's Park and a short walk to St Aubin’s beach, access to the cycle track and is on a very regular bus route into town and the west., The Property is situated at the western end of a cul-de-sac private roadway called Clos Du Bas and which is directly off from the main Bellozanne Road. Description, The Property comprises a substantial 2 storey lodging house which is ideally situated in a quiet residential area in First Tower and the lodging house contains 15 units with an adjoining large car park area with 15 spaces., The property was completely refurbished within the last 2 years to a great standard and comprises the following, • Studio flats / kitchen diner / bedroom / bathroom., • Full laundry facility for tenants., • Storage if required., • Fully fitted F&F, inventory available., • All units including 2 bed caretaker flat non-qualified., • All units have EPC certificates., • Tenants dedicated garden/smoking area/external dry racks/external seating area., • All units metered., • All appliances PAT tested 2025., • Fix wire certificate., • Meraki WIFI installed., • Full CCTV camera system internal public areas and exterior., • Walk in condition., The Property has full fire and lodging house certificates. Planning, The Property benefits from a planning consent for the construction of 5 additional registered units. A full suite of information can be provided on request. Rental, The current net rental income totals £180,622 per annum. This represents a gross yield of 8.2%. Asking Price, The opportunity exists to acquire this property for a consideration of £2,200,000 exclusive of GST as applicable., Funding available if required. Legal Costs, Each party to bear their own legal costs and any other cost incurred in the purchase of this property. Viewing, Broadlands Commercial, Top Floor,1 Library Place, St Helier, JE2 3NL, www.broadlandscommercial.com, Strictly by appointment with the sole agent., Nick Trower MRICS, Director –, www.broadlandscommercial.com
Getting connected
Jersey has two residential broadband providers: JT — the island's own former state telecom, now Jersey's full-fibre network builder — and Sure, which completed absorbing Airtel-Vodafone's Channel Islands customer base in September 2025 (Airtel-Vodafone no longer trades as a separate operator here). Jersey's copper phone network is largely already history: JT finished building an island-wide fibre-to-the-home network back in July 2018 and has been retiring copper ever since — well ahead of Guernsey, where the equivalent copper switch-off was still under way through 2026. Always confirm actual coverage and switch-over status at this specific address directly with JT or Sure before assuming.
What would improving it be worth?
Modelled for this property in Bellozanne Road. Adjust build quality or size for this property
Value added is the extra floor area priced at £7,784/m² — the midpoint asking price per m² among 332 Jersey properties currently for sale that publish a floor area. Cost uses £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 Jersey actually approves that kind of application.
Unlike the value side of this table (priced from Jersey's own current asking prices), the £4k–6k new-build / £2k–4k refurbishment rates are carried across from guernseyproperties.gg, where they were supplied by that site's owner from local Guernsey experience — they have not been independently verified for Jersey, and construction costs plausibly differ between the islands. Treat the Cost and Net columns as an unverified placeholder until a Jersey-specific quantity surveyor's rate replaces them.
| Improvement | Value it might add | Likely cost | Net | Approved |
|---|---|---|---|---|
| Add a bedroom (single-storey extension) A modest double plus circulation, built new. ~14 m² |
£108,971 | £70,000 14 m² · mid spec new build range £56,000–£84,000 |
+£38,971 | 86% (569) |
| 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 |
£155,673 | £60,000 20 m² · mid spec refurb range £40,000–£80,000 |
+£95,673 | 86% (84) |
| Two-storey extension Roughly 14 m² on each of two floors. ~28 m² |
£217,942 | £140,000 28 m² · mid spec new build range £112,000–£168,000 |
+£77,942 | 83% (193) |
| Garage, annexe or outbuilding Detached space is worth less per m² than main-house floor area. ~18 m² |
£84,063 | £90,000 18 m² · mid spec new build range £72,000–£108,000 |
−£5,937 | 82% (216) |
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 that state a floor area — a minority of Jersey's live stock, so treat the sample sizes shown as real limits, not decoration.
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 far more than it actually is — a bigger bed-count usually means 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 — the type-of-work approval rates show how often that kind of application actually succeeds.
Sale history
No prior sale found in the Jersey property register for this address.
Planning history
No planning application found in the last 3 years for this address.
Estimate the cost of work you're considering
No live planning permission is on file for this address, so there's nothing to price directly — pick the kind of work you're weighing up instead, using the same cost ranges this site applies to real Jersey planning applications.
The work type shown is inferred automatically from the wording of the planning application's own description — it isn't stated by the applicant. The base cost range comes from published UK national renovation/build-cost guides for that type of project, and a ~25% uplift has been added to reflect higher shipping/import and skilled-labour costs in the Channel Islands — this is an estimate, not a published index. These figures are indicative only, not a quote: actual cost depends on specification, finish, ground conditions and the contractor. For anything serious, get a quote from a local quantity surveyor or builder.
See the 27 architects, structural engineers and builders working in Jersey. This can't be narrowed to firms who've filed nearby this property or this parish — Jersey's planning register carries no applicant, agent or architect field to match against (see the professionals directory).
Similar properties
This property's parish couldn't be identified from its own listing text, so a fair "similar nearby" comparison isn't possible here.
