Former Welholme Congregational Church, 4 Granville Street, Grimsby

Description

A substantial Grade II listed former church complex on a prominent corner plot, with positive pre-application feedback for residential conversion of 28 apartments. The property has potential for various development schemes, subject to consents, with parking and access from several sides. The site extends to approximately 1.16 acres and the GIA is approximately 13,645 sq ft. The principal church dates from 1907, designed by Bell, Withers & Meredith, and incorporates the earlier 1894 Mission Church by H.C. Scaping. It features landmark architecture including a tower/spire, Gothic Revival detailing, traceried windows, stained glass, nave arcades and historic roof structures. Formerly used by North East Lincolnshire Council as Welholme Galleries and later for museum storage/offices; now vacant.

Accommodation

GIA approximately 13,645 sq ft (1,267.6 sq m) on a site of approximately 1.16 acres.

Location

The property occupies a distinctive position on Granville Street within an established area of Grimsby, conveniently located for the town centre and the popular coastal resort of Cleethorpes. Nearby amenities include shopping, leisure and everyday facilities, schools and established residential neighbourhoods. Bus services operate in the immediate area, providing links into Grimsby town centre, Cleethorpes and surrounding areas. Grimsby has an extensive local bus network and rail connections to destinations across the region and wider national network.

Tenure / Property Information

Investment Analysis

The £185,000 guide price equates to approximately £13.56 per sq ft against the stated 13,645 sq ft GIA, but no completed sales, formal valuation, GDV evidence or development appraisal has been supplied. Positive pre-application feedback for 28 apartments is not planning consent. The guide price therefore cannot be assessed against a supported market value.

Investment Snapshot

Strategy Recommendation

Proceed only as a specialist planning-led development opportunity after legal, listed-building, structural, services and viability due diligence. Do not bid from the £185,000 guide alone without a supported conversion appraisal.

Works Required

Investigate and pursue the proposed residential conversion, subject to planning, listed-building and other required consents. Works may include subdivision into apartments, services installation or alteration, access and parking works, and repair or adaptation of the historic church fabric, but no detailed condition survey or specification has been provided.

Rental & Market Context

Potential BRRR Position

A BRRR appraisal cannot be completed without supported conversion costs, a consented apartment schedule, GDV, achievable rents and finance or acquisition cost assumptions. The concept has residential conversion potential, but positive pre-application feedback alone does not establish refinance value.

Buy-to-Let Analysis

BTL cannot be assessed reliably because the property is a vacant former church complex rather than an existing residential asset, the proposed apartment mix is not confirmed, and no achieved or unit-specific rental evidence is supplied. The £455 pcm listing is an advertised asking rent for a nearby five-bedroom flat and is not a reliable rent basis for this scheme.

Flip Analysis

A flip or development resale appraisal cannot be supported because no GDV, comparable sales, conversion budget, professional fees, finance costs or selling allowance has been supplied. The 28-apartment proposal remains subject to consents and should not be treated as an approved scheme.

Investor Risks & Due Diligence

• Grade II listed status may materially constrain alterations and increase approval and construction complexity.

• The proposed 28-apartment residential conversion is supported only by positive pre-application feedback and remains subject to consents.

• No refurbishment or conversion cost estimate has been supplied for the 13,645 sq ft complex.

• No supported GDV or relevant completed sales evidence has been supplied.

• No reliable rent evidence for the proposed apartment scheme has been supplied.

• The property is vacant and its heating, EPC and council tax details are not provided.

• Buyer fees are excluded from the guide, and VAT or other seller charges may apply under the Special Conditions of Sale.

Recommendation

Proceed only as a specialist planning-led development opportunity after legal, listed-building, structural, services and viability due diligence. Do not bid from the £185,000 guide alone without a supported conversion appraisal.

Strategy Rating

Analysis Confidence

The evidence confirms the guide price, scale, freehold tenure, vacancy, listed status and pre-application concept, but provides no completed comparables, consented scheme, condition report, works budget, GDV, apartment rents, EPC or detailed sale-cost information.