Robinwood Former School, Jumps Road, Todmorden, West Yorkshire

Description

Former School / Activity Centre – Potential Development Opportunity (STP). An imposing stone-built former school set within the valleys of Todmorden. The building has most recently been used as an activity centre. It is predominantly arranged over three floors with a small basement.

Accommodation

Four large hall areas suitable for activities; seven bedrooms each with en-suite bathroom facilities; 11 rooms previously used as dormitory accommodation; living area; large main dining room; kitchen; two shower blocks; additional toilet facilities; basement laundry and cleaning accommodation.

Location

Set within the valleys of Todmorden.

Tenure / Property Information

Investment Analysis

The only relevant evidence is a £478,000 2025 sale at Robinwood School House, the same named location. Its precise comparability, accommodation, planning status and condition are not established. This supports a cautious indicative GDV reference only, not a formal valuation. No rental evidence or refurbishment cost evidence is supplied.

Investment Snapshot

Strategy Recommendation

Do not bid on the supplied evidence alone. Progress only after reviewing the legal pack, planning position, surveys and a fully costed development or operational appraisal.

Works Required

Obtain planning and legal advice, measured surveys, condition assessments and detailed cost plans. Any conversion or adaptation works depend on planning consent and the required end use; specific defects are not evidenced.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A 75% refinance of the indicative £478,000 GDV is £358,500. Purchase, works and finance feasibility cannot be assessed reliably because refurbishment costs, planning requirements, valuation certainty and total project costs are unknown.

Buy-to-Let Analysis

BTL performance cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The property is described as a former activity centre rather than a standard residential letting.

Flip Analysis

A potential resale surplus cannot be calculated. The £478,000 comparable is the only completed-sale evidence, while refurbishment, planning, selling and other project costs are unavailable.

Investor Risks & Due Diligence

• Planning and end-use consent are unconfirmed.

• The single comparable may not be directly comparable in condition, accommodation or use.

• Refurbishment and conversion costs are unknown.

• No rental evidence is available to support income analysis.

• Auction disbursements and special-condition costs are not quantified.

• Commercial activity-centre use may require specialist operational and compliance assessment.

Recommendation

Do not bid on the supplied evidence alone. Progress only after reviewing the legal pack, planning position, surveys and a fully costed development or operational appraisal.

Strategy Rating

Analysis Confidence

The property description, tenure, accommodation and one relevant completed sale are supplied, but there is no rental evidence, works budget, planning detail, legal-pack information or clearly comparable valuation evidence.