Land at Beech farm, Limpsfield Road, Warlingham, Surrey

The Opportunity
Palace Auctions London is delighted to present a rare and accessible freehold land investment in the heart of Surrey’s Metropolitan Green Belt: a 2.7-acre (10,942 sqm, subject to measured survey) gated parcel with direct access from Limpsfield Road, Warlingham CR6 9QL. This is a unique chance to acquire a substantial tract of amenity land in a highly sought-after commuter belt location, with future hope value and a guide price of just £65,000. The property is offered for sale by public auction, with a comprehensive legal pack available for download at palaceauctions.com.
Property Specifics
The land comprises a regular, rectangular parcel measuring approximately 2.7 acres (10,942 sqm), as confirmed by the Land Registry title plan (SY794728). The plot is situated on the east side of Limpsfield Road (B269), directly opposite 1 Worms Heath Cottages, and benefits from a gated entrance providing both pedestrian and vehicular access. The land is level, open, and naturally formed, with boundaries defined by the Land Registry title plan. The What3Words reference for the access point is “agent.ready.pulled” (to be confirmed in the legal pack), and the OS grid reference is available in the title documentation.
The property is offered with freehold tenure and vacant possession on completion. The legal pack includes the official copy of the register of title, title plan (Ordnance Survey-based, red-edged), special conditions of sale, and any covenants, easements, or restrictions affecting the land. The legal pack is available for immediate download at palaceauctions.com and should be reviewed in full by all prospective purchasers and their legal advisers prior to bidding.
Access to the land is via a gated entrance on Limpsfield Road, opposite 1 Worms Heath Cottages. The access is clearly marked and suitable for both pedestrian and vehicular entry, subject to the physical condition of the gate and track. The boundaries are defined by the Land Registry title plan, and buyers are advised to inspect the land and satisfy themselves as to the exact extent and condition prior to exchange.
The title register and legal pack will disclose any restrictive covenants, easements, or rights of way affecting the land. As is typical for Green Belt land, there may be restrictions on development, use, or access. Buyers must review the legal pack and consult their solicitor for full details. Common restrictions may include prohibitions on building, requirements to maintain boundaries, or rights of way for neighbouring landowners.
Planning Status and Policy Context
The land is situated within the Metropolitan Green Belt and is subject to strict planning controls under the Tandridge Local Plan and the National Planning Policy Framework (NPPF, December 2024 revision). No planning consent exists for residential or commercial development. New buildings are generally prohibited except for agriculture, forestry, or “very special circumstances” demonstrable through a planning application. Permitted uses are tightly defined: agriculture, forestry, outdoor sport/recreation, limited infilling in villages, and redevelopment of previously developed land (brownfield). Any other development is ‘inappropriate’ unless ‘very special circumstances’ can be demonstrated—meaning the harm to the Green Belt is clearly outweighed by other considerations.
Tandridge District is one of the most protected planning environments in England, with 94% of its land designated as Green Belt. The 2019 draft Local Plan, now withdrawn after being found ‘unsound’ by the Planning Inspectorate, proposed 6,060 new homes over 20 years, with 4,000 in a new ‘Garden Village’ at South Godstone and 1,052 on Green Belt sites around existing settlements—including 400 in Warlingham alone. Warlingham had the second-highest allocation, with over 53 acres of Green Belt earmarked for housing.
Following the withdrawal of the 2019 plan, Tandridge is now preparing a new Local Plan (2024–2044), as required by the Levelling Up and Regeneration Act 2023. The government’s new standard method sets a mandatory housing target of 993 dwellings per year—almost four times the district’s recent delivery rate. The council is required to review Green Belt boundaries and identify ‘Grey Belt’ land for potential release, prioritising previously developed or underperforming Green Belt sites. The emerging Local Plan will focus on releasing ‘Grey Belt’—land within the Green Belt that makes a limited contribution to its purposes, often previously developed or of lower landscape value. This is a direct response to national policy changes. The council’s review is ongoing, with public consultation open until March 2026. Without an up-to-date plan, the district is vulnerable to speculative applications and planning by appeal.
The 2024 NPPF introduces ‘Grey Belt’—land within the Green Belt that does not strongly contribute to three of the five Green Belt purposes (checking urban sprawl, preventing town merging, preserving historic town settings). Grey Belt excludes land with high ecological or heritage value (e.g., SSSIs, AONB, flood risk). Local authorities must prioritise development on brownfield and Grey Belt before considering higher-value Green Belt. Where major development is proposed on released Green Belt or Grey Belt, the NPPF’s ‘Golden Rules’ apply: at least 50% affordable housing (or 15% above the highest local requirement, capped at 50%), necessary improvements to local/national infrastructure (schools, healthcare, transport), and provision of new or improved green spaces accessible to the public. Schemes meeting these rules are to be given “significant weight in favour” of permission.
A landmark planning appeal at Land West of Limpsfield Road, Warlingham CR6 9RD, granted permission for 100 dwellings (40% affordable), with associated infrastructure and sports facilities. This was a landmark decision, reflecting both the acute housing need and the district’s inability to demonstrate a five-year housing land supply. Most approvals are on Green Belt land, justified by housing need, lack of five-year supply, and compliance with emerging Grey Belt/Golden Rules policy. Warlingham is a focus for allocations due to its proximity to London, strong transport links, and existing infrastructure. Planning appeals increasingly reference the NPPF’s new approach to Grey Belt and the need to meet housing targets in full.
While the subject parcel is not currently allocated, the pattern of recent decisions shows that well-located Green Belt plots near Limpsfield Road are being considered for release or development, especially where they can demonstrate limited contribution to Green Belt purposes or meet the Golden Rules. The land may have “future hope value,” meaning there is potential for future development subject to obtaining the required consents. However, there is no guarantee that planning permission will be granted, and buyers should adopt a long-term, patient capital approach if seeking uplift through future policy changes or local plan reviews.
Investment Case: Market Values, Comparables, and Fundamentals
This land parcel offers a classic Green Belt investment profile: low holding cost, limited current use, but significant long-term optionality. Agricultural land values in Surrey are robust, with standard arable or pasture land trading at £9,680–£15,000 per acre, and small Green Belt plots with hope value achieving £20,000–£40,000 per acre or more, especially for parcels near settlements or with road frontage. The guide price of £18,000 for 1.79 acres reflects its status as amenity land with potential future value.
Recent auction sales provide a robust benchmark for valuing Green Belt land in Surrey and the Tandridge/Warlingham area:
Warlingham, Limpsfield Road (Palace Auctions, Jan 2026): 1.79 acres (7,243 sqm) of Green Belt amenity land, gated access, guide price £35,000, sold for £38,500 (£21,500/acre, £5.32/sqm).
Beech Farm Road, Warlingham (World of Auctions, June 2025): 0.15 acres (756 sqm), guide & reserve £15,000, sold for £16,500 (£110,000/acre, £21.82/sqm)—reflecting strong demand for small, accessible plots.
Washpond Lane, Godstone (Connect UK Auctions, April 2026): 30 acres, guide price £300,000 (£10,000/acre), sold for £312,000—larger block, agricultural/amenity use.
Cudham Lane North, Kent (Clive Emson, Sept 2024): 1.12 acres, Green Belt, guide price £18,000, sold for £19,500 (£17,410/acre, £4.30/sqm).
Eastbourne Road, Surrey (Online Auction, 2025–2026): Multiple plots 0.12–0.45 acres, guide prices £10,000–£35,000, achieved £80,000–£100,000/acre for small, accessible lots.
These results confirm that small, accessible Green Belt plots in Surrey typically achieve £10,000–£35,000 per lot, with price per acre ranging from £17,000–£110,000 depending on size, access, and perceived hope value. Price per square metre for small plots is often £5–£22, reflecting the premium for “bite-size” investments and future optionality.
Hope value is the premium paid for land with the prospect—however remote—of future development. In the Surrey Green Belt, this is driven by chronic housing shortages, government pressure for release, and the precedent of local plan reviews leading to selective Green Belt release. The long-term investment case is a “patient capital” strategy: acquiring at or near agricultural value, holding through successive plan reviews, and seeking to benefit from eventual policy shifts, housing need, or infrastructure changes that trigger release. The process is uncertain, often measured in decades, and subject to political, legal, and market risks. However, the potential for transformational uplift—if and when planning is secured—remains a powerful draw for investors with a long-term horizon.
Land banking—the acquisition of undeveloped land with the expectation of future value appreciation—is a long-established strategy in the UK, particularly in high-demand, supply-constrained regions like Surrey. The fundamentals are compelling: scarcity (94% of Tandridge is Green Belt), demand (Surrey’s proximity to London, high house prices, and population growth drive long-term demand for new homes), policy pressure (government targets for new housing and ongoing reviews of Green Belt boundaries create periodic opportunities for land release), inflation hedge (land is a finite asset, historically serving as a store of value and a hedge against inflation), and low holding costs (undeveloped land incurs minimal ongoing expenses).
Risks include planning risk (Green Belt status means no development is permitted except in rare circumstances; most plots will never secure planning), illiquidity (land is a long-term, illiquid asset; resale may take time and depend on market cycles), regulatory change (shifts in planning policy, tax treatment, or environmental regulation can impact value and exit strategies), market volatility (land values can fluctuate with broader economic conditions, interest rates, and investor sentiment), and due diligence (title, access, covenants, and environmental factors must be carefully checked).
Returns and exit strategies include capital appreciation (the primary return is long-term capital growth, driven by scarcity, inflation, and the potential for future policy change), hope value uplift (if planning is secured, land values can rise 10–40x or more), alternative uses (amenity, grazing, biodiversity, or renewable energy leasing can provide interim value), and portfolio diversification (land behaves differently from equities or property, providing diversification benefits).
Biodiversity, Nature, and Environmental Context
The land is located close to Worms Heath, a designated Site of Special Scientific Interest (SSSI), protected under the Wildlife & Countryside Act 1981. SSSI status confers the highest level of legal protection for wildlife and geology—development that would adversely affect the SSSI is not permitted except in the most exceptional circumstances. The SSSI boundary is mapped and available via Natural England’s MAGIC system. Owners/occupiers must obtain written consent from Natural England for any operations likely to damage the site.
Adjacent to the subject land, Blanchman’s Farm is a 10-hectare (25-acre) community wildlife reserve, established in 1991, with 10,000 native trees, a restored pond, and accessible paths. It is a key local biodiversity asset and forms part of the wider ecological network.
The land is eligible for England Woodland Creation Offer (EWCO) grants and may be suitable for biodiversity net gain offsetting, subject to ecological assessment. These schemes provide income streams for landowners who enhance or restore habitats, in line with national policy for nature recovery. The proximity to SSSI and nature reserves enhances the land’s ecological value but also imposes constraints—any development or change of use must avoid adverse impacts on protected sites and species. For investors, this strengthens the case for amenity, conservation, or woodland uses, and for long-term holding as part of a green infrastructure or biodiversity strategy.
Surrey Hills AONB and Landscape Context
The Surrey Hills Area of Outstanding Natural Beauty (AONB) is a nationally protected landscape, covering 422 km² of the North Downs and Greensand Ridge. The Warlingham area lies just outside the current AONB boundary but is within the Area of Great Landscape Value (AGLV), a local designation recognising its landscape quality. Natural England is currently reviewing the AONB boundary, with proposals to extend protection to additional areas, including parts of Warlingham and Halliloo Valley. If the AONB boundary is extended to include the subject land, this would add a further layer of protection, making development even less likely but enhancing landscape and amenity value. The area’s landscape credentials are already strong, with rolling chalk hills, ancient woodland, and panoramic views across the North Downs.
Warlingham Village: History, Heritage, and Community
Warlingham’s roots stretch deep into the English past, with evidence of settlement dating back to the Anglo-Saxon era. The village’s name appears in 13th-century records as “Warlyngham,” and its strategic position on high ground above the North Downs has shaped its development for centuries. The soil here is predominantly chalk, capped with gravel and clay, and archaeological finds—including flint implements and late Celtic cinerary urns—attest to continuous human activity since prehistoric times.
The medieval period saw Warlingham’s lands granted to the convent of Bermondsey in 1144, and the manor remained under ecclesiastical control until the Dissolution of the Monasteries in the 16th century. The manor then passed through the hands of prominent families, including the Greshams and the Atwoods, whose legacy endures in the village’s almshouses and charitable endowments. The village’s historic heart is defined by its triangular, tree-lined green, which has served as a communal gathering place for centuries.
Warlingham’s architectural heritage is rich and varied. The Church of All Saints, a Grade II* listed building, dates from around 1250 and features a blend of medieval and Victorian elements, including a 15th-century font, 14th-century stained glass, and a rare wall painting of St. Christopher. The village is also home to a number of other listed buildings, such as Court Cottage (c.1800), the White Lion Public House (a former coaching inn with ancient oak interiors), and a series of historic almshouses and manor houses, including Warlingham Court and Westhall.
The village’s conservation areas and listed buildings are protected by local and national heritage policies, ensuring that Warlingham’s unique character is preserved for future generations. The Warlingham Parish Council actively maintains and enhances community amenities, including the village green, through initiatives like the Green Improvement Project.
Warlingham’s development accelerated with the arrival of the railway in the late 19th century, which brought new housing and integrated the village into the wider regional network. Despite this growth, Warlingham has retained its rural charm, with picturesque cottages, period houses, and a landscape that still reflects its agricultural origins.
Village Centre Amenities
At the heart of Warlingham lies its iconic village green, a triangular open space lined with mature trees and surrounded by a vibrant mix of shops, cafes, restaurants, and pubs. The green is not only a focal point for daily life but also the setting for community events, seasonal gatherings, and the annual Warlingham Fair.
Warlingham boasts a comprehensive range of retail amenities. The Sainsbury’s Superstore on Limpsfield Road is a major asset, offering an extensive selection of groceries, fresh produce, a butcher, fishmonger, deli, daily sushi counter, and an in-store Argos. For everyday essentials, Londis on Limpsfield Road provides a friendly, independent alternative, stocking fresh produce, food-to-go, and household items.
The village centre is also home to a pharmacy, hardware store, newsagent, two hair salons, estate agents, a local solicitor, and a post office, ensuring that residents have access to all key services within walking distance. Independent boutiques, gift shops, and dress shops add to the charm and diversity of the retail offering.
Warlingham’s café culture is thriving, with several popular venues catering to a range of tastes. Dining at 412, an independently owned café and bar in the heart of the village, offers breakfast classics, lunch options, and a deli with freshly made sandwiches, wraps, and artisan coffee. The café is also available for private events and delivers via Deliveroo and Just Eat.
Warlingham’s pubs are central to its social life and heritage. The White Lion, a Grade II listed former coaching inn, is renowned for its traditional pub fare, real ales, and family-friendly atmosphere with outdoor seating. The Horseshoe, another local favourite, offers a relaxed setting, Sunday carvery, garden pods, and a menu catering to all dietary requirements, including vegan and gluten-free options. The Hare & Hounds and The Seven Stars are also popular, each with their own character and loyal clientele.
A variety of takeaways serve the village, including pizza, curry, fish and chips, and other fast food options. Sainsbury’s features a dedicated takeaway section, and many local cafes and restaurants offer delivery through major platforms. Essential financial services are provided by local branches and ATMs, with a post office located conveniently in the village centre.
Sports, Leisure, and Recreation
Warlingham is a hub for sports and leisure, with facilities and clubs catering to all ages and interests. Warlingham Sports Club, founded in 1856, is the village’s sporting heart, offering cricket, football, squash, racketball, and tennis. The club’s grounds are used by local schools and host a variety of community events. The club features a friendly bar, function hall, and outdoor seating overlooking the pitches and countryside. Social membership is available, and the club is known for its inclusive, welcoming atmosphere.
The cricket club, with origins dating back to the mid-19th century, is active throughout the season, fielding teams at various levels. Warlingham FC, founded in 1896, competes in local leagues and is affiliated with the Surrey FA. Both clubs are integral to village life, fostering community spirit and providing opportunities for youth and adult participation.
Warlingham Rugby Football Club, established in 1922, is another pillar of the local sports scene, offering competitive and social rugby for all ages. The tennis and squash clubs are well-supported, with coaching, leagues, and social events.
Golf enthusiasts are well-served, with several courses nearby. Farleigh Golf Club, just outside the village, offers a 27-hole championship course, modern clubhouse, and panoramic views of the Surrey countryside. Selsdon Park Golf Club and Woldingham Golf Club are also within easy reach, providing further options for players of all abilities.
Warlingham’s rural setting makes it a centre for equestrian activity. Kingsmead Equestrian Centre and Farleigh Court Equestrian Centre offer riding lessons, livery, and access to scenic bridleways. The proximity to Hadlow College’s equestrian facilities further enhances the area’s appeal for horse owners and riders.
The village and surrounding area feature several leisure centres, including Warlingham School’s fitness suite, gymnasium, sports hall, swimming pool, and all-weather courts. The facilities host a range of clubs and classes, from badminton and basketball to dance and martial arts.
Parks, Green Spaces, and Countryside
Warlingham is renowned for its abundance of green spaces, parks, and access to some of Surrey’s most beautiful countryside. The village green is the social and geographical heart of Warlingham, hosting events, markets, and daily gatherings. School Common, to the south of the green, is an open recreational area with a wildlife pond (Willeypit), almshouses, and mature trees. These spaces are protected as local commons and are central to the village’s identity.

Lloyd Park, located nearby, offers extensive open space, sports facilities, and woodland walks. The North Downs, part of the Surrey Hills AONB, provide dramatic landscapes, chalk escarpments, and panoramic views. The area is crisscrossed by long-distance walking trails, including the North Downs Way and Greensand Way.
Warlingham lies on the edge of the Surrey Hills National Landscape, a 422 km² area designated for its outstanding natural beauty. The AONB encompasses woodlands, downlands, and heathlands, with 25% open to the public. The area is a magnet for hikers, cyclists, and outdoor enthusiasts, offering some of the best walking and riding in southern England.

Warlingham Recreation Ground and local parks provide playgrounds, sports pitches, and spaces for picnics and relaxation. The village’s green spaces are well-maintained and accessible, supporting a healthy, active lifestyle.
Community and Local Events

Warlingham’s community spirit is one of its defining features, nurtured by a calendar of events, active societies, and a network of clubs and volunteer groups. The Warlingham Fair, held every June at Blanchman’s Farm, is a highlight of the village calendar. The event features local stands, entertainment, arena events, and performances by schoolchildren, drawing residents and visitors for a day of celebration.

A weekly village market is a beloved fixture, offering local produce, crafts, and a chance to connect with neighbours. Seasonal events, such as the Christmas Lights Switch-On, bring the community together and foster a sense of belonging.
Warlingham is home to a wide range of clubs and societies, including the Warlingham & District Horticultural Society, Women’s Institute, amateur dramatics, choir, archery, and walking groups. The community library hosts reading groups, poetry sessions, Lego club, and computer support, serving as a hub for learning and social interaction.
The village hall and church hall are available for private hire and host regular clubs, dance classes, theatre productions, and community events. These venues are central to village life, providing space for everything from ballroom dancing to quiz nights.

Organised walks, cycling groups, and conservation societies encourage residents to explore and care for the local environment. The proximity to the Surrey Hills and North Downs supports a culture of outdoor activity and environmental stewardship. Warlingham participates in regional festivals, open garden events, and music festivals, such as WarlStock at Warlingham School, showcasing local talent and creativity.

Transport Connections
Warlingham (CR6, Limpsfield Road) offers some of the best-connected transport infrastructure in the Surrey commuter belt. Residents enjoy rapid, direct rail services to London Victoria and London Bridge from Upper Warlingham, Whyteleafe, and Whyteleafe South stations—all within walking distance and in Zone 6 for Oyster/contactless convenience.
Upper Warlingham station (Zone 6, Oyster/contactless) offers direct Southern trains to London Victoria (29–32 mins, 2 tph off-peak, up to 4 tph peak) and East Grinstead (2 tph). Peak-hour Thameslink services run to London Bridge (from 29 mins). Step-free access (London platform), cycle storage, car park, and staffed ticket office.
Whyteleafe and Whyteleafe South stations (both Zone 6, Oyster/contactless) are 10–13 min walk from Limpsfield Road, offering Southern trains to London Bridge (30–35 mins, 2 tph) and Caterham (2 tph). Step-free access, cycle storage, and car parks at both stations.
Warlingham is served by frequent Metrobus routes: 403 (every 12–15 mins) to Croydon, 409 (hourly) to Croydon/East Grinstead, and 411 (limited, Mon–Fri) to Redhill/Reigate. All buses are low-floor and accessible, with stops at Warlingham Sainsbury’s, Green, and Limpsfield Road.
Excellent road links: B269 Limpsfield Road connects to A22 and M25 (J6 Godstone, 4.5 miles/10 min; J7 M23, 7.5 miles/15 min). Drive to Croydon in 20–25 min (6.5 miles), Gatwick Airport in 20–25 min (15 miles), and central London in under 1 hour (17–19 miles).
Warlingham is on National Cycle Route 21 (London–Paris Avenue Verte), with direct, signposted routes to Croydon, Redhill, Gatwick, and Eastbourne. Cycle lanes, quiet roads, and secure parking at local stations support active travel.

Schools and Education
Warlingham, situated in the CR6 postcode area of Surrey, is a highly sought-after residential location, prized for its semi-rural charm, excellent transport links, and, crucially, its outstanding educational provision.

Warlingham Village Primary School, located at 85 Farleigh Road, Warlingham, CR6 9EJ, stands as the flagship primary in the area. The school is an academy sponsor-led institution catering to children aged 4–11, with a capacity of 210 pupils and a current roll of 208. In its most recent Ofsted inspection (January 2025), Warlingham Village Primary was rated ‘Outstanding’ in all categories, including the quality of education, behaviour and attitudes, personal development, leadership and management, and early years provision. Academic results reinforce this reputation. In 2019, 73% of pupils reached the expected standard in reading, writing, and maths, significantly above the national average.

Other nearby primary schools include Hamsey Green Primary School (Tithepit Shaw Lane, Warlingham, CR6 9AN), rated ‘Good’ by Ofsted in February 2020, Atwood Primary School (Limpsfield Road, Sanderstead, CR2 9EE), and Gresham Primary School (Limpsfield Road, Sanderstead, CR2 9EA), both rated ‘Good’ by Ofsted and located approximately 0.8 and 1.2 miles from Limpsfield Road, Warlingham, respectively.

Warlingham School, located on Tithepit Shaw Lane, Warlingham, CR6 9YB, is the principal state secondary for the area, serving students aged 11–18. Ofsted has consistently rated Warlingham School as ‘Good’, with the most recent inspection in January 2023 confirming this status. Academic performance is solid. The average Attainment 8 score per pupil was 47.4 in 2018, placing the school in the top third nationally.
De Stafford School, located on Burntwood Lane, Caterham, CR3 5YX, is another key secondary option, particularly for families in the southern part of Warlingham. Ofsted rated De Stafford ‘Good’ in June 2024, with strengths in teaching, safeguarding, and enrichment.
Caterham School, located on Harestone Valley Road, Caterham, CR3 6YA, is one of the leading independent schools in the region. The most recent ISI inspection (2019) rated Caterham ‘Excellent’ in all areas. Academic results are outstanding. In 2020, 70% of A Level grades were A*–A, and 91% were A*–B. At GCSE, 40% of grades were the top Grade 9, and 80% were Grade 9–7.

Woldingham School, located at Marden Park, Woldingham, Caterham, CR3 7YA, is a leading day and boarding school for girls aged 11–18. The most recent ISI inspection (2018) rated Woldingham ‘Excellent’ in all areas, and the 2020 Catholic School Inspection Report rated it ‘Outstanding’. Academic results are exceptional: in 2020, 81% of GCSE grades were 9–7, and 62% were 9–8; at A Level, 72% were A*–A and 92% were A*–B.
The Warlingham area is well-served by a range of outstanding special schools and colleges, catering to a variety of needs, including Limpsfield Grange School (Oxted, RH8 0RZ), Moor House School & College (Oxted, RH8 9AQ), Sunnydown School (Caterham, CR3 5ED), and Clifton Hill School (Caterham, CR3 5ED).

All schools are within a 5-mile radius of Limpsfield Road, with many accessible on foot, by bike, or via dedicated school transport. Warlingham offers a safe, green, and family-friendly environment, with excellent amenities, parks, and transport links to London and the South East.

Why Buy at Auction
Buying at auction with Palace Auctions London offers speed, certainty, and transparency. Contracts are exchanged on the fall of the hammer, with a 10% deposit payable immediately and completion typically within 28 days. The process eliminates the risk of gazumping or fall-through, providing buyers with confidence and security. The auction route also provides access to unique opportunities not always available via private treaty. 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 online bidding platform ensures maximum competition and optimal outcomes.

About Palace Auctions London
Palace Auctions London is a leading specialist property auction house, offering a curated selection of residential, commercial, and land opportunities across the UK. The firm is committed to transparency, efficiency, and market-leading results, with a dedicated team of property professionals and an advanced online bidding platform. Every lot 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: £65,000 (see legal pack for confirmation). 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: 2% of the sale price (minimum £5,000 + VAT), payable by the successful purchaser in addition to the purchase price.
Deposit: 10% of the purchase price payable on exchange.
Completion: Typically within 28 days of exchange.
Tenure: Freehold.

Legal Pack: Comprehensive legal pack available at palaceauctions.com, including title, plan, special conditions, and all relevant documentation. Prospective purchasers are strongly urged to review the legal pack in full and to instruct their own solicitor prior to bidding.