Jewson Ltd, Stephenson Way, Three Bridges, Crawley, West Sussex

Land on the East Side of Russell Way, Three Bridges, Crawley, West Sussex, RH10 1TN

THE OPPORTUNITY
Palace Auctions London is delighted to present a rare and compelling opportunity to acquire a freehold parcel of land situated on the east side of Russell Way, Three Bridges, Crawley, West Sussex, RH10 1TN. Offered with vacant possession and a highly attractive guide price of just £10,000, this site represents an accessible entry point for investors, developers, and private buyers seeking a foothold in one of the South East’s most dynamic and well-connected urban centres. The property is to be sold by public auction in May 2026, with all legal documentation available for review in advance. With no current planning consent, the land offers a blank canvas for a range of future uses, subject to obtaining the necessary permissions from Crawley Borough Council. This is a genuine urban infill opportunity in a location defined by ongoing regeneration, strong transport links, and robust local demand.

THE SITE
The land occupies a prominent and level position on the east side of Russell Way, adjacent to Tilgate Drive, in the heart of the Three Bridges ward of Crawley. The immediate context is a vibrant, mixed-use urban quarter, characterised by modern residential apartment blocks such as Sutherland Quarters and Octagon House, both of which line Russell Way and set the tone for high-quality, contemporary development in the area. The site is visually open and flat, with clear boundaries and easy access from the main road, making it ideally suited for a range of potential uses, subject to planning.
Neighbouring the property is the Crawley Business Centre on Stephenson Way, a major office and coworking hub that brings a professional workforce and daytime vibrancy to the area. The presence of this business centre, alongside the residential blocks, underscores the mixed-use character of the neighbourhood and highlights the site’s potential for both residential and commercial schemes. Three Bridges Football Club, located on Jubilee Walk, is a short distance away, providing community sports facilities and further enhancing the area’s appeal for families and young professionals.
To the south-west lies Tilgate Park, Crawley’s flagship green space, offering over 400 acres of lakes, woodland, gardens, and recreational amenities. The park is a major draw for residents and visitors alike, providing a tranquil retreat within easy reach of the urban core. The land itself is consistent with the urban infill character of the wider Russell Way corridor, where recent and ongoing development activity is transforming underutilised parcels into high-quality homes and workplaces.

PLANNING AND DEVELOPMENT CONTEXT
The site is offered with no current planning consent, and all development proposals will be subject to obtaining the necessary permissions from Crawley Borough Council. The area’s planning context is highly supportive of brownfield urban infill, as evidenced by multiple comparable sites on the council’s Brownfield Land Register. Notable examples include the Former TSB Site on Russell Way (0.3 hectares, allocated for 40–90 dwellings, previously subject to a planning application for 59 apartments), the Land Adjacent to Sutherland House (0.35 hectares, allocated for 15–30 dwellings, with a current application for 44 flats pending), and the EDF Building (0.48 hectares, recently completed with planning permission for 12 flats).

Crawley’s Local Plan 2023–2040, adopted in October 2024, sets ambitious housing targets, requiring the delivery of 7,505 new homes by 2040 and mandating that 40% of new homes in major developments be affordable, with 75% of these available as rental properties. The Strategic Housing Land Availability Assessment (SHLAA) and the Brownfield Land Register provide a robust evidence base for the delivery of new homes on previously developed sites, particularly in accessible urban locations such as Russell Way. The supportive policy environment, combined with the acute need for new housing, makes this site an attractive proposition for those seeking to unlock value through the planning process.
Prospective buyers are strongly advised to review the legal pack and consult with Crawley Borough Council’s planning department regarding the site’s potential. All planning enquiries should be directed to the council, and buyers must rely on their own investigations and professional advice.

THE INVESTMENT CASE
The investment fundamentals for land in Crawley, and particularly in the RH10 sector, are exceptionally strong. Recent auction and private treaty sales indicate that consented development land in Crawley RH10 typically achieves £1.2–£1.5 million per acre, with a 0.482-acre site guided at £700,000–£720,000 in April 2026. The scarcity of available land, combined with robust local demand and a supportive planning framework, underpins these premium values.

On Russell Way itself, new-build flats in developments such as Octagon House have achieved sales prices in the range of £210,000–£270,000, with a median price per square metre of £4,580 and premium units reaching up to £6,022 per square metre. The average house price in Crawley stands at £335,000 (February 2026, ONS), while the average property price in RH10 is £385,692. These figures reflect the area’s enduring appeal to both owner-occupiers and investors, with strong rental demand and attractive yields.
The local property market is further buoyed by major regeneration and infrastructure projects, including the £60 million Crawley Growth Programme—a partnership between Crawley Borough Council, West Sussex County Council, and the Coast to Capital Local Enterprise Partnership—which is delivering new public realm, transport improvements, and commercial space across the town. The £9 million Eastern Gateway town centre regeneration, completed in 2024, has transformed the public realm, improved connectivity, and unlocked new development opportunities.

Perhaps most significantly, the expansion of Gatwick Airport, with consent granted in September 2025 for the £2.2 billion Northern Runway project, is set to create 14,000 new jobs and inject £1 billion per year into the regional economy. This unprecedented investment will drive further demand for housing, commercial space, and supporting infrastructure, ensuring that well-located sites such as this one are exceptionally well positioned for future growth.

THREE BRIDGES: THE NEIGHBOURHOOD
Three Bridges is a vibrant and well-established neighbourhood within Crawley, known for its excellent transport links, diverse community, and high-quality amenities. The ward has a population of 9,649 (2021 Census), with a relatively youthful age profile and a high proportion of working-age adults. The area is ethnically mixed, reflecting Crawley’s cosmopolitan character, and is home to a wide range of residents, from young professionals and families to retirees and key workers.
The neighbourhood is anchored by Three Bridges railway station, a major transport hub offering direct services to London Bridge (35 minutes), Gatwick Airport (8–10 minutes), and the wider Southern rail network. The station’s presence has shaped the area’s development, attracting modern apartment blocks, family homes, and supporting amenities. The Crawley Business Centre on Stephenson Way is a key local employer and a hub for small businesses, freelancers, and remote workers, contributing to the area’s daytime vibrancy and professional atmosphere.
Three Bridges is also home to Hazelwick School, an Outstanding-rated secondary with a large and successful sixth form, as well as several highly regarded primary schools. The area’s mix of housing, amenities, and green spaces makes it a popular choice for families, commuters, and investors alike.

CRAWLEY: A MODERN, DYNAMIC TOWN
Crawley’s history as a New Town is central to its identity and enduring appeal. Designated under the New Towns Act of 1946, Crawley was master planned by Sir Anthony Minoprio and the Crawley Development Corporation to provide modern housing, employment opportunities, and comprehensive amenities for a rapidly growing population. The town’s original nine neighbourhoods—West Green, Northgate, Three Bridges, Langley Green, Pound Hill, Ifield, Southgate, Tilgate, and Gossops Green—were constructed in phases from the late 1940s through the 1960s, with subsequent additions including Furnace Green, Broadfield, Bewbush, Maidenbower, and Forge Wood.
Today, Crawley comprises 14 distinct neighbourhoods, each with its own character, amenities, and green spaces. The town’s population has grown from just over 10,000 in 1951 to more than 118,500 by 2021, reflecting its capacity for growth and adaptability. The principles of the original master plan—walkable neighbourhoods, integrated green spaces, and a strong sense of community—remain visible in the town’s layout and quality of life.
Crawley has evolved into a major economic centre, driven by the presence of Gatwick Airport, Manor Royal, and a diverse range of employers. The town’s cosmopolitan character is reflected in its population, culinary scene, and cultural offerings, making it an attractive destination for people from all walks of life.

TRANSPORT CONNECTIONS
The site’s transport credentials are outstanding, with Three Bridges railway station just 0.5km (a 6-minute walk) from the property. The station offers direct services to London Bridge (35 minutes), Gatwick Airport (8–10 minutes), and the wider Southern rail network. Crawley railway station provides direct services to London Victoria (41–50 minutes, with approximately 35–36 services per day) and Gatwick Airport (8–10 minutes, with around 102 trains per day between Crawley and Gatwick).
Gatwick Airport station, located 4 miles north of the site, is served by the Gatwick Express, offering non-stop trains to London Victoria every 15 minutes (30–31 minutes journey time), as well as direct services to London Bridge (30–35 minutes) and Brighton (30–35 minutes). The station’s recent refurbishment, completed in November 2023, has expanded capacity and improved passenger facilities.
The M23 motorway (Junction 10, Crawley/A264) is approximately 2.5 miles from the site, providing rapid access to the M25 (10–15 minutes’ drive north) and Brighton (35–45 minutes’ drive south). The A23 trunk road passes through Crawley, offering a direct north-south connection to London and the South Coast.
Local bus services are exceptional, with the Fastway bus rapid transit network providing high-frequency connections across the town, to Gatwick Airport, and to neighbouring towns. Fastway Route 10 runs every 7–8 minutes at peak times, linking the town centre, Crawley and Gatwick rail stations, Manor Royal, and the Leisure Park. Routes 20 and 100 provide further connectivity to Horley, Redhill, Maidenbower, and other key destinations.
Recent and ongoing transport improvements include the £3.9 million upgrade of Crawley railway station, the Manor Royal Bus Lane extension, the Western Boulevard Bus Service Improvement Scheme (completed March 2025), and the Crawley Borough Transport Strategy 2022–2036, which is delivering enhanced cycling infrastructure, electric vehicle charging, and capacity upgrades.

WHY BUY AT AUCTION
Purchasing at auction offers a range of compelling advantages for buyers seeking speed, certainty, and transparency. When the hammer falls, contracts are exchanged immediately, and both buyer and seller are legally bound. A 10% deposit (minimum £5,000) is payable on the day, with completion typically required within 28 days. This process eliminates the risk of gazumping or fall-through, providing buyers with the confidence of a secure and efficient transaction.

The auction process is fully transparent, with all bids made publicly and the sale price reflecting true market value. A comprehensive legal pack, including title documents, searches, and special conditions of sale, is available for download from palaceauctions.com, enabling buyers to conduct full due diligence in advance. The auction route also provides access to exceptional property opportunities that may not be available through traditional estate agency channels.

ABOUT PALACE AUCTIONS LONDON
Palace Auctions London is a leading specialist property auction house with deep expertise in the London and South East land and development markets. The firm’s dedicated team of property professionals is committed to delivering transparent, efficient, and market-leading auction results for both sellers and buyers. Palace Auctions London’s online bidding platform enables registered buyers to participate from anywhere in the UK, ensuring maximum competition and optimal outcomes.

Every lot offered by Palace Auctions London is rigorously assessed, with all material information disclosed clearly and in full. Buyers can trust in the integrity of the process and the quality of the opportunities presented.

AUCTION AND LEGAL INFORMATION
Guide Price: £18,000. The guide price is an indication of the seller’s minimum expectation at auction and is not the reserve price. The reserve price is a confidential figure below which the property will not be sold. The guide price may be revised prior to the auction date; prospective purchasers should check palaceauctions.com for the latest information.
Buyer’s Premium: A buyer’s premium of £2,000 plus VAT is payable by the successful purchaser in addition to the purchase price. Full details are set out in the Special Conditions of Sale within the legal pack.

Legal Pack: A comprehensive legal pack is available to download now at palaceauctions.com. This pack includes the official copy of the register of title, the title plan, special conditions of sale, and all other relevant documentation. Prospective purchasers are strongly urged to review the legal pack in full and to instruct their own solicitor prior to bidding.

Auction Process: When the hammer falls, the successful bidder is immediately bound to a legally binding contract of sale. A 10% deposit (subject to a minimum of £5,000) is payable by the winning bidder on the day of the auction by bank transfer or cleared cheque. Completion of the purchase typically takes place within 28 days of the auction date, unless otherwise stated in the Special Conditions of Sale. Buyers must ensure their financial arrangements are in place prior to bidding, as there is no cooling-off period following the fall of the hammer.
Viewing and Registration: Site viewings are available by appointment—please contact Palace Auctions London to arrange your visit. All prospective bidders must pre-register at palaceauctions.com prior to the auction.
Tenure: Freehold.
EPC: Not applicable (vacant land).
Council Tax: Not applicable (vacant land).
Auction Date: May 2026 (see palaceauctions.com for confirmation).

IMPORTANT NOTICE AND DISCLAIMER
Palace Auctions London gives notice that these property particulars are prepared for guidance only and do not form, nor constitute, any part of a contract of sale. All information contained within this listing has been provided in good faith from sources believed to be reliable, but prospective purchasers must satisfy themselves by inspection or otherwise as to the accuracy of all matters and must rely entirely upon their own enquiries. No representation, warranty, or guarantee is given as to the accuracy, completeness, or reliability of any information contained herein, whether expressed or implied. These particulars do not constitute a contract or part of a contract. All statements contained in these particulars are made without responsibility on the part of Palace Auctions London or the seller. Measurements, site areas, and distances are approximate and should not be relied upon. Photographs, plans, and site illustrations are indicative only and may not represent the current condition or configuration of the property. All references to planning consent, tenure, rights of way, easements, restrictions, and other legal matters are included for general guidance only—buyers must obtain their own independent legal advice on these matters. The existence of planning allocations or supportive policy does not guarantee the granting of any planning application or the commencement of development; purchasers must rely on their own due diligence and legal advice. Prospective purchasers are reminded that they will be bound by the Special Conditions of Sale contained within the legal pack and are strongly advised to read this document in full and seek independent legal and financial advice before bidding. The guide price is not the reserve price; the reserve is confidential. Palace Auctions London operates as an agent for the seller and owes no duty of care to prospective purchasers. All prospective purchasers bid at their own risk. Palace Auctions London is committed to full transparency and to compliance with all applicable regulations, including the Consumer Protection from Unfair Trading Regulations and National Trading Standards material information requirements. This listingin good faith.