St. Ives Estate, Keighley Road, Harden, Bingley, West Yorkshire

Description

This stunning Grade II Listed former care home premises is a development project. Although Auction House have been unable to measure the property, it provides an estimated gross internal floor area of approximately 2,232 sq m (25,000 sq ft) and is considered suitable for a wide variety of uses including residential, office, hotel and wedding venue, subject to the necessary consents being obtained. Due to significant vandalism, fire and water damage on site, no internal viewings will be available prior to the auction.

Accommodation

The mansion comprises a former 48 bedroom care home facility arranged over ground, first and second floors. Externally the site also includes gardens and a paddock.

Location

St. Ives Estate, Keighley Road, Harden, Bingley, West Yorkshire BD16 1AT.

Tenure / Property Information

Investment Analysis

The £850,000 sale of St Ives Mansion in 2021 is the only broadly relevant comparable, but it predates the reported vandalism, fire and water damage and does not establish current value. The cottages comparables are not sufficiently comparable. Current GDV and project value cannot be reliably established without internal inspection, condition surveys and planning/listed-building advice.

Investment Snapshot

Strategy Recommendation

Treat as a speculative, consent-led development opportunity only. Do not bid without satisfactory legal, structural, fire, water-damage and planning evidence.

Works Required

Obtain full structural, fire and water-damage surveys; secure necessary planning and listed-building consents; undertake supported remediation and conversion works for the selected end use. The extent and cost of works cannot be quantified from the evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR strategy cannot be underwritten because refurbishment costs, achievable end value, rent and finance-related costs are unsupported. Internal inspection is unavailable before auction, materially increasing uncertainty.

Buy-to-Let Analysis

No sufficiently specific rental evidence or auctioneer rent estimate is supplied, so rental income and yield cannot be established. The property is described as a development project rather than an income-ready asset.

Flip Analysis

A flip may be possible subject to substantial remediation and the required consents, but no supported GDV or works allowance is available. The £850,000 2021 mansion sale is insufficient to calculate a current resale surplus.

Investor Risks & Due Diligence

• Significant reported vandalism, fire and water damage.

• No internal viewings are available before auction.

• Grade II Listed status may restrict development and require consent.

• Potential residential, office, hotel or wedding-venue uses are subject to necessary consents.

• VAT is payable on the purchase price, but the applicable rate is not supplied.

• Service charge and ground rent are currently to be confirmed.

• Additional legal, search, transfer and seller-cost reimbursements may be payable.

• Leasehold tenure applies, with approximately 93 years remaining from the stated 1994 commencement date, subject to the lease terms.

Recommendation

Treat as a speculative, consent-led development opportunity only. Do not bid without satisfactory legal, structural, fire, water-damage and planning evidence.

Strategy Rating

Analysis Confidence

No internal inspection, rental evidence, quantified works, current GDV, EPC or planning outcome is supplied; the main comparable is historic and condition/use are materially different.