Online Auction - 17th to 18th March 2026

Residential Development / Conversion Opportunity – Pre App For 10 Dwellings

**Of Interest to Developers / Life Style Purchasers / Investors / Supported Living Operators**

A unique and historic property, Ince Hall is currently laid out as 4 x residential units comprising 2 x cottages and 2 x flats. In total the accommodation across the property comprises. 5 x reception rooms, 4 x bathrooms and 10 x bedrooms.

The Property benefits from mains services and generous grounds of approximately 0.37ha (0.91 ac) including outbuildings/stables.

A positive pre-planning application was obtained from Wigan MBC in 2022 for a potential development of 10 dwellings.

Ince Hall Cottage - Kitchen / Diner - 6.96 x 2.23 (22'10" x 7'3")
Lounge 1 - 5.55 x 3.21 (18'2" x 10'6")
Lounge 2 - 5.42 x 4.11 (17'9" x 13'5")
Hallway
Bathroom
Bedroom 1 - 5.46 x 4.29 (17'10" x 14'0")
Bedroom 2 - 4.93 x 4.3 (16'2" x 14'1")
Bedroom 3 - 4.54 x 3.3 (14'10" x 10'9")
Flat 1 - Hallway
Lounge - 5.56 x 4.86 (18'2" x 15'11")
Kitchen - 2.47 x 2.25 (8'1" x 7'4")
Hallway
Bedroom 1 - 3.17 x 3.04 (10'4" x 9'11")
Bedroom 2 - 4.69 x 3.58 (15'4" x 11'8")
Flat 2 - Bedroom 1 - 4.65 x 2.86 (15'3" x 9'4")
Bedroom 2 - 4.78 x 3.48 (15'8" x 11'5")
Bedroom 3 - 3.78 x 3.28 (12'4" x 10'9")
Ivy Cottage - Lounge - 5.35 x 4.16 (17'6" x 13'7")
Bedroom 3 - 5.37 x 2.85 (17'7" x 9'4")
Kitchen - 2.74 x 2.19 (8'11" x 7'2")
Hallway
Bedroom 1 - 4.18 x 3.2 (13'8" x 10'5")
Bedroom 2 - 3.57 x 3.05 (11'8" x 10'0")
Bathroom
Front Garden
Rear Garden - Outbuildings
Tenure: freehold
Title number: MAN239416
Council Tax Band : A & B
Local Authority: Wigan
IMPORTANT INFORMATION Buying at auction is a contractual commitment, you are legally obliged to buy the lot on the terms of the sale memorandum at the price you bid. If you are the successful bidder, you are required to pay the deposit and auction fees immediately. As agent for the seller, we treat any failure to satisfy your obligations as your repudiation of the contract and the seller may then have a claim against you for breach of contract. You must not bid unless you wish to be bound by the common conditions of auction.
ANTI-MONEY LAUNDERING REGULATIONS In accordance with Anti-Money Laundering Regulations, two forms of identification and confirmation of the source of funding will be required from the successful purchaser. Every effort has been made to confirm the accuracy of the lot details including any defect in the title both with the vendor and their solicitor. Auction House will not be held responsible for any failure to disclose any such defects.

Any purchasers choosing to buy without viewing in person are doing so at their own risk and acknowledge that the auctioneer will not be held responsible for any issues that may arise due to them being unintentionally missed from the video or sales particulars.

Please refer to legal pack for additional fees and the Auction Information document for guidance prior to bidding.

Tenure: Freehold

EPC Rating: Flats 1& 2 - D, Ince Hall Cottage & Ivy Cottage - E

Administration Fee: 2.5% inc VAT of the purchase price, subject to a minimum of £2500 inc VAT, payable on exchange of contracts.

Disbursements: Please see the legal pack for any disbursements listed that may become payable by the purchaser on completion.