First & Second Floor White Lion Yard, Lord Street, Gainsborough DN21 2DD

Property Overview

First & Second Floor White Lion Yard, Lord Street, Gainsborough DN21 2DD. A commercial property comprising the substantial first and second floors, accessed from the main shopping thoroughfare and via a private gated courtyard. The property offers scope for conversion into residential properties, subject to planning permissions being granted.

Accommodation

• Ground Floor: Access
• First Floor: Room, Room, Room, Room
• Second Floor: Room, Room, Room, Room

No floor area has been supplied.

Location

Located in the heart of Gainsborough town centre, a traditional Lincolnshire market town. Nearby occupiers include Yorkshire Building Society, Boots, and local and small business operators. Gainsborough provides access to Scunthorpe, Retford, Doncaster and Lincoln.

Tenure & Key Information

• Tenure: Not supplied.
• Occupancy and any existing lease or income: Not supplied.
• EPC, parking and heating details: Not supplied.
• Council: West Lindsey Council.
• Services have not been tested by Auction House and cannot be verified as being in working order. Interested parties should make their own enquiries with the relevant authorities regarding service availability.
• Floor area, condition, permitted use and planning position are unknown. Residential conversion is subject to planning permission.

Auction & Buyer Charges

• Guide Price: £1,000 plus fees.
• Auction Date: 05 October 2026 at 13:00.
• Administration Charge: £3,600 inc VAT, payable on exchange of contracts.
• Disbursements and other costs may apply. The legal pack and Special Conditions of Sale may include search fees, reimbursement of seller's costs, legal fees and transfer fees.

Investment Analysis

HB estimates: No estimated market value, GDV, refurbishment cost, rent, gross yield or maximum bid has been provided. No reliable market value or GDV can be calculated because floor area, commercial use, condition, tenure, lease details, vacant-possession status and comparable commercial sales have not been supplied.

The £1,000 guide price is not a valuation. The supplied residential sale and rental evidence is not directly comparable to this commercial property. The known £3,600 inc VAT administration charge alone exceeds the guide price and is payable on exchange.

Sold Comparables

Supplied sold comparable evidence. These residential comparables are not directly comparable to the subject commercial property.

Address	Type	Tenure	Sold Price	Sold Date
23, Kilton Court, Hull, HU8 9FE	Flat/Maisonette	Leasehold	£80,000	29 June 2026
9, Kilton Court, Hull, HU8 9FE	Flat/Maisonette	Leasehold	£65,000	11 July 2025
22, Kilton Court, Hull, HU8 9FE	Flat/Maisonette	Leasehold	£72,500	21 February 2025
3, Kilton Court, Hull, HU8 9FE	Terraced	Freehold	£105,000	30 July 2024
5, Kilton Court, Hull, HU8 9FE	Terraced	Freehold	£108,500	16 June 2023

Rental Evidence

Advertised asking rents only; these are not achieved or passing rents and are not reliable evidence for this commercial property.

• Three-bedroom terraced property, The Avenue, Gainsborough DN21: advertised asking rent of £1,000 pcm. Source: Zoopla.
• Three-bedroom semi-detached properties in DN21: advertised asking rent of £950 pcm. Source: OnTheMarket.

Strategy & Risks

HB estimate: Treat this as a high-risk commercial auction opportunity pending due diligence. Obtain and review the legal pack and verify title, tenure, floor area, permitted use, planning status, condition, access, services, VAT and any occupational arrangements. Do not rely on the guide price or residential rental evidence when setting a bid.

• No commercial valuation evidence or directly comparable sales supplied.
• Floor area, condition, tenure, use and planning position are unknown.
• Occupancy and any existing lease or income are unknown.
• Residential rental comparables are not reliable evidence for this commercial property.
• The £3,600 inc VAT administration charge materially exceeds the £1,000 guide price and is payable on exchange.
• Other buyer, legal, finance, tax and auction costs have not been supplied.