Swan Road, Harrogate, North Yorkshire, HG1

***** PRIME DEVELOPMENT OPPORTUNITY – MERCER HOUSE *****

(Commercial Unit Excluded)

An exceptional and rare opportunity for developers and investors to acquire Mercer House, a Grade II listed four-storey townhouse offering over 2,600 sq ft of character-rich space with full planning consent for residential conversion.

Strategically located within view of Valley Gardens, this prominent property currently comprises former office space and lends itself perfectly to high-end residential redevelopment.

KEY HIGHLIGHTS:
Freehold (subject to a 999-year lease)

Planning Approved for:

Conversion for 2 luxury two-bedroom apartments (Ref: 23/00284/LB)

Alternative scheme for conversion to a single prestigious residence (Ref: 22/03981/PCBSR)

Generous internal layout across four floors

Period features throughout, including grand entrance, original staircase, and bay windows with views of Valley Gardens & the Pump Room

Potential for multiple configurations: single-family home, apartments, or resale/rental investment

DEVELOPMENT POTENTIAL:
Ground Floor: Impressive entrance hall and grand staircase leading to mezzanine cloakroom/WC

First Floor: Ideal layout for a large open-plan kitchen, dining, and feature reception/living room

Second Floor: Three substantial rooms, suited for double bedrooms plus potential for multiple en-suites and family bathroom

Third Floor: Loft area with potential as a gym, home office, or further living accommodation (includes utility/WC)

This is a standout heritage property with flexible planning permissions in a highly desirable central Harrogate location, offering strong end-user appeal and significant capital uplift potential.

Early interest is encouraged.

Commercial unit is not included in the sale.



The purchase is subject to commercial stamp duty land tax. VAT is chargeable at 5% where there is a conversion of a commercial building into a residential dwelling.

Mercer House is located in the centre of the historic Spa town of Harrogate, having an extensive range of restaurants, bars and shops, both independent and chains. With a wide and diverse range of leisure and cultural facilities, numerous supermarkets, and a broad range of superb schools – both state and independent. Harrogate is well connected by road, with the A1(M) eight miles from the centre, providing easy access to the north and south, whilst the mainline station offers direct services to London Kings Cross in three hours.

The property is situated within 3 miles of the beautiful RHS Harlow Carr and 4 excellent golf courses at Pannal, Harrogate, Oakdale and Rudding Park. The stunning countryside and villages of Nidderdale Area of Outstanding Natural Beauty, with its many walking, cycling and riding routes, is within easy reach.

What3words: extra.poet.piano

All mains service are connected.

Mobile coverage:
EE
Vodafone
Three
O2

Broadband:
Basic 19 Mbps
Superfast 80 Mbps
Ultrafast 330 Mbps

Satellite / Fibre TV Availability:
BT
Sky