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An exceptional turnkey opportunity to acquire the balance of a lease on a fully fitted ground-floor café, office and commercial kitchen in the heart of Cardiff Bay. The current tenant is assigning the remainder of the term with all fixtures, fittings and equipment included for £5,000, allowing an incoming operator to begin trading immediately with no fit-out cost or downtime.
The premises are presented in excellent order. The front-of-house combines a welcoming café/coffee shop with full-height windows onto Pierhead Street, exposed timber flooring, feature lighting, a living plant wall and an established serving counter with customer seating. To the rear is a flexible open-plan office area, a private office and a separate WC.
The fully equipped commercial kitchen is the highlight: stainless-steel prep surfaces, extraction canopy, under-counter refrigeration, flat-top griddle, Bain-marie units, air conditioning and extensive storage

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with established food-prep zoning, fire safety provision and signage already in place. The café is further equipped with a newly serviced two-group espresso machine and grinders, ready for immediate coffee operation.
Included in the £5,000

Newly serviced two-group espresso machine and grinder(s)
Commercial extraction canopy
Bain-marie / hot-well units and flat-top griddle
Under-counter refrigeration and freezers
Stainless-steel preparation tables and shelving
Café counter, seating and front-of-house furniture
Small wares, ancillary appliances and storage units

Key features

Prominent ground-floor position in Cardiff Bay
Fitted café/coffee shop with counter and seating in situ
Open-plan office plus private rear office
Fully equipped commercial kitchen

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ready to trade
Air conditioning throughout multiple areas
Customer WC and rear staff/storage facilities
One allocated parking space
Genuine turnkey: everything stays to make it instantly operational

The opportunity

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assignment
The existing lease is offered by way of assignment for the unexpired term. The lease was granted for 5 years and is contracted outside the security of tenure provisions of the Landlord and Tenant Act 1954. Approximately four years remain. The passing rent is £14,400 per annum, rising to £15,600 per annum from May 2027 for the remainder of the term, payable quarterly in advance.
A key benefit is the tenant's break option at the third year (2028), exercisable on 6 months' prior written notice, giving the incoming tenant flexibility to commit short or stay for the full term.
The assignment is subject to the landlord's consent (Cardiff Community Housing Association Limited), which is not to be unreasonably withheld. The incoming tenant should expect standard assignment conditions, which may include an authorised guarantee agreement from the outgoing tenant, a suitable guarantor and/or a rent deposit, depending on covenant strength.
Outgoings
The tenant is responsible for business rates, utilities, a fair proportion of buildings insurance (Insurance Rent) and a service charge toward the retained and common parts (management fee capped at 10%). Each party bears its own legal costs, and a £50 + VAT registration fee is payable to the landlord on completion of the assignment.
Permitted use
Estate and lettings agency, mortgage services, property management, rent guarantee and key-cutting services, together with coffee shop and kitchen use (former Use Classes A2/A3)

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a versatile dual permission suiting a combined office/retail and food-and-beverage operation.
Location
Aquila House holds a high-visibility position on Pierhead Street in Cardiff Bay, a vibrant waterfront district surrounded by residential, office and leisure occupiers, with strong footfall and excellent links to Cardiff city centre.
Viewing strictly by appointment. The £5,000 for fixtures, fittings and equipment is payable in addition to the lease assignment and will be documented by separate inventory and bill of sale. Rents are exclusive of VAT, business rates, service charge and insurance unless stated. These particulars are for guidance only and do not form part of any contract.