Ivy House & 15 Unit Supported Living Development, 222 Wansbeck Road, Hull, East Yorkshire, HU8 9ST

Property Overview

Ivy House & 15 Unit Supported Living Development, 222 Wansbeck Road, Hull, East Yorkshire, HU8 9ST. The property is described in the supplied information as a healthcare facility and is offered as a single lot with the freehold property assets and the Harkins Care operating business. This includes Ivy House, a registered residential care and respite facility, a connected purpose-built day-care centre and 15 purpose-designed supported-living bungalows.

• Bedrooms: 35
• Tenure: Freehold
• Current EPC rating: C

Accommodation

Ivy House is an established two-storey building providing specialist residential and respite accommodation for up to five younger adults. It includes accessible bedrooms, ceiling-track lifting equipment, a purpose-designed wet room, communal kitchen and living facilities, and staff and ancillary accommodation.

The building connects via enclosed ground- and first-floor corridors to a purpose-built day-care centre with a substantial open-plan activity area, fitted kitchen, ancillary accommodation and additional first-floor space. Some final finishing works remain.

The separate development comprises 15 self-contained supported-living bungalows, each approximately 42.7 to 43.3 sq m (459 to 466 sq ft). Each includes a living room, separate fitted kitchen with integrated oven and hob, principal bedroom, second bedroom and level-access shower room. All bungalow accommodation is at ground-floor level.

The central block-paved courtyard provides parking, circulation and communal external space.

Location

Situated in an established residential area on the eastern side of Hull, approximately three miles from the city centre. Wansbeck Road is close to Sutton Village and readily accessible from the A1033 and the wider Hull road network.

Tenure & Key Information

• Freehold.
• Occupancy information has not been supplied.
• Interested parties should make their own enquiries to the relevant authorities regarding the availability of services.
• No lease, council tax or heating information has been supplied.
• The property information states that the sale includes the Harkins Care operating business; operating contracts, licences, planning details and existing income information have not been supplied.

Auction & Buyer Charges

• Auction date: 30 September 2026 at 1.00pm.
• Guide price: £1,750,000 - £2,250,000, plus fees.
• Buyer premium: 0.3% inc. VAT (0.25% + VAT), payable in addition to the purchase price.
• Administration charge: £3,000 inc. VAT (£2,500 + VAT), payable in addition to the purchase price.
• HB analysis states that the buyer premium and administration charges together are approximately £8,250 at £1,750,000 and £9,750 at £2,250,000, before any other costs.
• Disbursements may be payable on completion. Special Conditions of Sale may refer to additional charges, including search fees, reimbursement of seller's costs, legal fees and transfer fees. Refer to the legal pack.

Investment Analysis

HB estimates: Estimated rent of £979 pcm, based solely on the supplied rental evidence. Estimated gross yield: 0.52 to 0.67. No HB estimated GDV, refurbishment range or maximum bid has been supplied.

These are estimates, not formal valuations. The £979 pcm figure is based on one advertised asking rent and is not achieved income, passing rent or a reliable valuation of the subject property. The supplied evidence does not independently support the guide price.

Sold Comparables

The following HM Land Registry sold data relates to freehold terraced houses in HU8 and is not directly comparable with the subject healthcare facility or supported-living development.

Property	Sold price	Sale date	Type	Tenure
3, Kilton Court, Hull, HU8 9FE	£105,000	30 July 2024	Terraced	Freehold
5, Kilton Court, Hull, HU8 9FE	£108,500	16 June 2023	Terraced	Freehold
15, Kilton Court, Hull, HU8 9FE	£125,000	23 October 2020	Terraced	Freehold
24, Kilton Court, Hull, HU8 9FE	£109,000	1 February 2019	Terraced	Freehold
3, Kilton Court, Hull, HU8 9FE	£96,000	21 September 2018	Terraced	Freehold

Rental Evidence

The sole supplied rental evidence is an advertised asking rent of £979 pcm for a healthcare facility in Holderness Road, Hull HU8, sourced from Zoopla. No size, occupancy or specification details were supplied. This is advertised rental evidence only and is not an achieved or passing rent.

Strategy & Risks

HB analysis recommends proceeding only after verifying the supported-living operating model, planning and use status, licences, occupancy, existing income or contracts, condition, compliance requirements and the full legal pack. Do not set a maximum bid from the supplied evidence alone.

• No occupancy or passing-income information supplied.
• No operating contracts, leases, licences or planning details supplied.
• The only rental comparable is a single advertised asking rent with limited relevance and no stated size.
• Sold comparables are terraced houses rather than healthcare or supported-living properties.
• Condition, refurbishment requirements and compliance costs are unknown.
• The guide price is not supported by directly comparable sales or income evidence.
• Buyer premium and the £3,000 administration charge are payable in addition to the purchase price.