Land opposite Lacre, Church Lane, Hooley, Surrey

LOT 16 | FREEHOLD LAND FOR SALE BY AUCTION | PARCEL A1, CHURCH LANE, COULSDON, CR5
GUIDE PRICE: £20,000 | PALACE AUCTIONS LONDON | 12TH AUGUST 2026 | CLARIDGE'S, LONDON
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Headlines:
Secure a rare freehold land parcel in sought-after Coulsdon, South London, with exceptional long-term investment and development potential. Auctioned by Palace Auctions London, live and online from Claridge’s, Mayfair, on 12th August 2026. Guide Price: £20,000.
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KEY DETAILS
Lot Number Guide Price Auction Date Auction Format Venue Auctioneer Tenure Address
LOT 16 £20,000 12th August 2026 Live and Online – In-Person, Online, Telephone & Proxy Bidding Claridge's, Brook Street, Mayfair, London W1K 4HR Palace Auctions London Freehold Parcel A1, Church Lane, Coulsdon, South London, CR5

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INTRODUCTION
Welcome to Lot 16 – a rare and compelling Coulsdon land auction opportunity presented by Palace Auctions London. Parcel A1, Church Lane, is a freehold land parcel offering a unique chance to acquire a strategic foothold in one of South London's most desirable and high-growth areas.

This exceptional freehold land South London opportunity will be offered for sale at our prestigious Live and Online Auction on 12th August 2026, held at the world-renowned Claridge's Hotel, Brook Street, Mayfair, London W1K 4HR – one of the capital's most iconic five-star venues, reflecting the calibre of properties offered in our catalogue.

With a guide price of just £20,000, this land for sale CR5 represents an outstanding entry point for investors, developers, and land bankers seeking long-term capital appreciation or future development potential (subject to planning permission). Whether you are an experienced property investor or making your first move into land banking South London, Lot 16 is not to be missed.

Register your interest today, download the legal pack, and secure your bidding position ahead of the 12th August 2026 auction date.
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PRIME LOCATION IN SOUGHT-AFTER COULSDON
Parcel A1 is situated on Church Lane, Coulsdon – a vibrant and well-established residential address within the London Borough of Croydon. This Church Lane Coulsdon land parcel sits at the heart of one of South London's most popular and enduring communities.

Coulsdon is celebrated for its distinctive blend of suburban tranquillity and urban connectivity. Residents and visitors benefit from easy access to sweeping open countryside, including the internationally recognised Farthing Downs and Happy Valley, both designated Sites of Special Scientific Interest (SSSI). This semi-rural character is complemented by excellent transport infrastructure, a strong selection of reputable schools, and a thriving local community – making Coulsdon a perennial magnet for families, professionals, and astute property investors alike.

As freehold land Coulsdon continues to attract growing interest from across the market, securing Lot 16 at guide price represents a compelling strategic acquisition.
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EXCEPTIONAL TRANSPORT AND CONNECTIVITY
This Coulsdon land auction opportunity benefits from outstanding transport connections that significantly enhance the site's appeal for future residential or commercial development.

Coulsdon South railway station is just minutes from Church Lane, offering direct services to London Bridge in as little as 21 minutes and London Victoria in approximately 28 minutes. Additional rail connections are available at Coulsdon Town and Woodmansterne stations, providing further access to central London, the City, and the wider South East rail network.

For motorists, the M25 and M23 motorways are only 3–4 miles away, delivering rapid access to the national motorway network, Gatwick Airport (approximately 15 miles), and Heathrow Airport (approximately 22 miles). Local bus services complete an already comprehensive transport offering, reinforcing why this freehold land South London holding is so well regarded by developers and investors.
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STRONG LOCAL GROWTH AND INVESTMENT POTENTIAL
The Coulsdon property market has a well-established track record of robust and sustained long-term growth, underpinning the investment case for this land for sale CR5.The average property value on Church Lane, CR5, currently stands at £781,193 – some 24% above the wider city average. Over the past decade, property prices in the area have surged by an impressive 39.6%, with a further 2.2% increase recorded in the last year alone. This consistent outperformance reflects the area's enduring desirability, excellent local amenities, and ongoing regeneration activity.

For investors and developers, this Coulsdon land auction opportunity at a guide price of £20,000 represents a highly strategic entry point into a high-performing and well-connected South London market with significant long-term upside potential.
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PLANNING ENVIRONMENT AND FUTURE DEVELOPMENT (STPP)
Parcel A1, Church Lane, is offered with no current planning permission, providing a genuine blank canvas for future development, subject to the necessary consents. Prospective purchasers are encouraged to explore the full range of planning possibilities with appropriately qualified planning consultants.

The local planning environment in Coulsdon is notably supportive: over the past 24 months, 172 planning applications were submitted in the area, achieving an impressive 85% approval rate. This reflects a policy framework that is broadly conducive to well-conceived, sustainable proposals.

The Croydon Local Plan 2018, and its ongoing review, actively encourages sustainable growth, infill development, and the enhancement of local centres, while maintaining appropriate protections for green spaces and local character. Buyers are strongly advised to review the comprehensive legal pack in full and to seek professional planning advice to assess the full scope of development potential on this freehold land Coulsdon site.
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OUTSTANDING SCHOOLS AND AMENITIES
Education is one of the key draws that continues to fuel strong demand for property and land in the Coulsdon area. The immediate locality is served by a highly regarded selection of schools catering to all age groups, including Chipstead Valley Primary, Smitham, St. Aidan's Catholic School, Woodcote Primary and High School, Keston, Old Coulsdon C of E, Oasis Academy, and Coulsdon Sixth Form College.

These institutions consistently achieve strong Ofsted results and are among the most sought-after in the London Borough of Croydon. For buyers considering future residential development on this Church Lane Coulsdon land, the proximity to outstanding schools represents a significant value driver.

Beyond education, residents benefit from an excellent range of leisure facilities, including parks, golf courses, sports clubs, and fitness centres. A vibrant town centre offers a diverse selection of independent shops, cafes, restaurants, and essential services – everything needed for a high quality of life in South London.
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GREEN SPACES AND CONSERVATION
One of the most distinctive and attractive features of this freehold land South London opportunity is its proximity to some of London's finest natural landscapes. Farthing Downs and Happy Valley – both Sites of Special Scientific Interest – offer miles of waymarked walking trails, ancient semi-natural woodland, and breathtaking panoramic views across the North Downs and the Surrey Hills.

This unique natural setting provides an exceptional lifestyle advantage for any future residents or occupiers of the site, and it forms an integral part of Coulsdon's strong appeal to families and those seeking a high quality of living within easy reach of Central London.

The area encompasses green belt designations and established conservation zones, which serve to protect the semi-rural character of Coulsdon and ensure that future development is managed in a careful, sensitive, and sustainable manner. All prospective purchasers should make themselves fully aware of these designations and seek qualified professional advice to ensure any planning proposals are appropriately conceived.
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AUCTION TERMS AND BUYER INFORMATION
Lot 16 – Parcel A1, Church Lane, Coulsdon – is offered for sale by Palace Auctions London at our prestigious Live and Online Auction on 12th August 2026, held at Claridge's, Brook Street, Mayfair, London W1K 4HR.Bidding is available via multiple methods to ensure maximum accessibility:
• In-person at Claridge's on the day
• Online via our secure live-streaming bidding platform
• Telephone bidding (pre-registration required)
• Proxy bidding (pre-registration required)

KEY AUCTION TERMS:
• Guide Price: £20,000
• Deposit: 10% of the purchase price, payable immediately upon the fall of the hammer
• Buyer's Premium: 2% of the purchase price (inclusive of VAT)
• Administration Fee: £1,000 + VAT
• Completion Period: 28 to 56 days from exchange, providing a swift and efficient transaction

A comprehensive legal pack is available to download, containing title deeds, official searches, special conditions of sale, and all relevant documentation. Buyers are strongly advised to review the full legal pack carefully and to instruct a qualified solicitor prior to bidding. Palace Auctions London accepts no liability for any failure to review the legal pack before bidding.
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LONG-TERM INVESTMENT AND LAND BANKING
This land auction August 2026 opportunity is ideally suited to investors pursuing long-term capital appreciation strategies or land banking South London holdings. Parcel A1 sits within a market where property values have consistently outpaced the national average, and where demand for land and residential property remains strong.

Whether your objective is to secure a strategic landholding for future residential or commercial development, to benefit from anticipated rises in land values as Coulsdon continues to grow and regenerate, or simply to diversify your investment portfolio with tangible freehold assets, this Coulsdon land auction provides exactly the kind of flexibility and security that discerning investors seek.

The freehold tenure of the site ensures complete ownership and full control for the successful purchaser, with no ongoing ground rent, lease obligations, or superior interests to manage. At a guide price of £20,000, Lot 16 offers an accessible and potentially highly rewarding entry into the South London land market.
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LOCAL REGENERATION AND COUNCIL SUPPORT
Croydon Council's overarching regeneration strategy places a strong and sustained emphasis on sustainable growth, investment in social and community infrastructure, and the sensitive enhancement of green spaces. Coulsdon is specifically identified within the Croydon Local Plan as a key area for infill development and renewal, supported by a policy framework carefully designed to balance measured growth with the preservation of the area's much-loved local character.

The Croydon Local Plan actively supports well-designed, policy-compliant development projects that enhance the vitality of local centres, improve the housing supply, and meet the evolving needs of the community. For buyers considering future development of this freehold land Coulsdon parcel, this supportive and forward-looking policy environment represents a genuine and material advantage.

Ongoing investment in local infrastructure, public realm improvements, and community facilities continues to reinforce Coulsdon's position as one of South London's most sought-after residential addresses.
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PLANNING GUIDANCE AND PROFESSIONAL ADVICE
While Lot 16 is offered with no current planning permission, the strong local approval rate of 85% across recent applications, combined with Croydon Council's stated support for sustainable and well-conceived development, points to genuinely encouraging prospects for appropriately designed proposals on this Church Lane Coulsdon land.

Buyers are strongly encouraged to engage qualified planning consultants at the earliest opportunity to assess the development potential of the site in detail. The Croydon Local Plan, together with the National Planning Policy Framework (NPPF) and associated national planning guidance, provides the key policy framework within which any future application would be assessed.

The legal pack for Lot 16 contains essential information regarding title, tenure, boundaries, and any relevant planning constraints or designations. All prospective buyers should review this documentation in full and seek independent legal and planning advice before bidding. For further guidance on the planning process, please refer to the GOV.UK Planning Portal and Croydon Council's planning policy pages.
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WHY INVEST IN COULSDON LAND?
• STRATEGIC LOCATION: Prime Church Lane address with direct proximity to Central London, major motorway networks, and outstanding natural green spaces.
• STRONG MARKET FUNDAMENTALS: Average property values at £781,193 on Church Lane, 24% above the city average, with 39.6% price growth over the past decade.
• FREEHOLD TENURE: Full ownership with no lease, no ground rent, and no superior interests – total security for the successful purchaser.
• ACCESSIBLE ENTRY PRICE: Guide price of £20,000 provides an outstanding entry point into a high-performing South London land market.
• FLEXIBLE FUTURE USE: Ideal for future residential or commercial development (STPP), land banking, or amenity and recreational use.
• SUPPORTIVE PLANNING ENVIRONMENT: 85% local planning approval rate and active council support for sustainable, infill, and regeneration-led development.
• LIFESTYLE APPEAL: Outstanding Ofsted-rated schools, world-class leisure facilities, extensive green spaces, and a vibrant, well-connected community.
• PRESTIGIOUS AUCTION EVENT: Offered live and online at Claridge's, London – Palace Auctions London's flagship August 2026 auction event.
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USEFUL LINKS
INTERNAL LINKS:
• Palace Auctions London – Auction Catalogue (view all lots in our August 2026 sale)
• Palace Auctions London – Valuation Services (request a free land or property valuation)

EXTERNAL LINKS:
• GOV.UK – Property Auctions Guidance
• Rightmove – Commercial Land Listings
• GOV.UK – Planning Portal
• Croydon Council – Planning Policy
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SUMMARY AND CALL TO ACTION
Lot 16 – Parcel A1, Church Lane, Coulsdon – represents a rare and carefully selected Coulsdon land auction opportunity in one of South London's most high-performing, well-connected, and genuinely desirable locations. Offered as freehold land Coulsdon with guide price of just £20,000, this site combines accessible pricing with outstanding long-term potential.

With its freehold tenure, clean title, flexible future development prospects (subject to planning permission), and proximity to excellent schools, transport links, and open countryside, this land for sale CR5 is perfectly positioned for long-term investment, land banking, or future development.

The auction takes place on 12th August 2026 – LIVE AND ONLINE from the iconic Claridge's Hotel, Brook Street, Mayfair, London W1K 4HR.REGISTER YOUR INTEREST TODAY.
1. Download and review the full legal pack
2. Instruct your solicitor and seek planning advice
3. Register to bid – in-person at Claridge's, online, by telephone, or by proxy
4. Bid with confidence on 12th August 2026

Remember :
Do not miss this land banking South London opportunity. Freehold land in Coulsdon at guide price is rare – and at £20,000, Lot 16 will generate significant interest.

Visit the Palace Auctions London auction listing, download the legal pack, and contact our specialist team for expert guidance. For further information on buying land at auction, see the GOV.UK property auctions guide or browse our full auction catalogue.
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For tailored advice on this Coulsdon land auction opportunity – Lot 16, Church Lane, Coulsdon – contact Palace Auctions London or your professional advisor today.
Palace Auctions London | Land Auction August | Lot 16