Land and TRS at Perrotts Brook, Gloucestershire

Cirencester Holiday Home Conversion – Former Pumping Station Auction Opportunity
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Headlines:
This is a rare chance to acquire a historic Cirencester property with lapsed or possibly begun planning consent for holiday home conversion, in the UK’s most profitable holiday let region. Guide Price: £40,000. Auction: 24th June (Lot 32).
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Introduction: Cirencester Holiday Home Conversion – A Unique Investment
Welcome to a truly exceptional opportunity: the Cirencester holiday home conversion of a former pumping station, offered at auction by Palace Auctions London on 24th June (Lot 32, Guide Price £40,000). This rare property combines historic character, planning potential, and a prime Cotswolds location—making it one of the most compelling investment prospects in the UK’s leading holiday let market.
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The Property: Former Pumping Station with Planning Potential
This distinctive former pumping station stands on the edge of Cirencester, Gloucestershire, in the heart of the Cotswolds. The site benefits from lapsed or possibly even implied (begun) planning consent for conversion to a holiday home. This means the groundwork for transformation is already in place, subject to securing renewed or confirmed consent. The building’s robust Victorian architecture and surrounding land offer a blank canvas for a unique holiday accommodation project, blending heritage with modern comfort.
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Auction Details: Secure Your Investment at Palace Auctions London
• Auction Date: 24th June
• Lot Number: 32
• Guide Price: £40,000
• Listing URL: View full details and legal pack
This property will be sold by Palace Auctions London, a leading name in UK property auctions. Immediate exchange of contracts is required on the fall of the hammer, with a 10% deposit due. Completion is typically within 28 days. Buyers must register and complete anti-money laundering checks. For the current auction catalogue and upcoming events, visit Palace Auctions Current Auction and Upcoming Auctions.
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Cirencester: The Capital of the Cotswolds
Cirencester is renowned as the “Capital of the Cotswolds,” a vibrant market town steeped in Roman history and surrounded by rolling countryside. Named among the top UK destinations for 2026 by Time Out, Cirencester attracts visitors year-round with its blend of heritage, culture, and modern amenities. The town’s thriving tourism sector is supported by over 1.6 million Cotswolds website users in 2024, reflecting robust and growing demand for holiday accommodation
.
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Cotswolds Holiday Let Market: The UK’s Most Profitable Region
The Cotswolds is the UK’s most profitable region for holiday letting, with Cirencester at its heart. Key market data includes:

Metric Value (Cotswolds/Cirencester)
Median Airbnb Revenue £51,000/year
Average Holiday Let Income £28,500/year
Occupancy Rate 65%
Average Daily Rate (ADR) £214/night
National Yield Ranking Top 23% for short-term rental yield
With nearly 2,000 active Airbnb listings and high occupancy rates, Cirencester offers both immediate income and long-term capital growth for holiday home investors
.
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Planning Consent: Lapsed or Implied – What It Means for You
The site’s planning status is a major asset. Lapsed planning consent means previous permission for holiday home conversion has expired, but if any material operation (such as foundations or demolition) was begun before expiry, the consent may still be valid (“implied/begun”). This legal nuance can significantly streamline the path to development. Cotswold District Council’s policies (EC5, EC6, EC11) actively support the conversion of redundant rural buildings to holiday accommodation, especially where the structure is sound and the design respects local character
.For more on UK planning law and guidance, see GOV.UK Planning Portal and Cotswold District Council Planning.
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Real-World Success: Pumping Station Conversions Across the UK
There is a strong precedent for converting former pumping stations into high-value homes and holiday lets:
• West Sussex: A pumping station became a five-bedroom eco-home, generating £100,000/year as a holiday let.
• Derbyshire: A Victorian pumping station was transformed into a £1 million modern home.
• Dungeness, Kent: WWII pumping station converted into a celebrated holiday home.

These examples demonstrate the enduring appeal and profitability of such unique conversions, especially in sought-after rural locations.
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Location Advantage: Proximity to Cotswold Water Park and Attractions
The property is just minutes from the Cotswold Water Park—Britain’s largest, with over 150 lakes across 40+ square miles. The park offers watersports, nature reserves, cycling, walking, angling, and the UK’s largest inland beach. Cirencester’s location also provides easy access to:
• Corinium Museum
• Roman Amphitheatre
• Cotswold Wildlife Park
• Bibury, Burford, Stow-on-the-Wold

This proximity ensures year-round appeal for holidaymakers seeking both relaxation and adventure.
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Accessibility: Connected to London, Midlands, and Beyond
Cirencester is exceptionally well-connected via the M4, M5, and A419, making it easily accessible from London, the Midlands, and the South West. This accessibility is a key driver of high occupancy rates and strong rental yields, as it broadens the potential guest base for any future holiday home.
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Long-Term Potential: Capital Growth and Flexible Use
Investing in a Cirencester holiday home conversion offers multiple long-term benefits:
• Capital Growth: The Cotswolds’ status as a premier UK destination supports ongoing property value appreciation.
• Flexible Use: Use as a personal holiday retreat, short-term let, or long-term rental.
• Sustainable Demand: Year-round tourism, local events, and natural attractions ensure steady demand.
• Heritage Value: Unique character properties command premium rates and attract discerning guests.
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Planning Pathway: Next Steps for Buyers
Prospective buyers should review the legal pack and consider engaging with Cotswold District Council for pre-application advice. The strong planning precedent and supportive local policies make this an attractive project for investors, developers, and self-build enthusiasts. Building regulations and heritage considerations will apply, but the groundwork for a successful conversion is already laid.

For valuation advice or to discuss your plans, contact Palace Auctions Valuation Services.
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Auction Process: Transparent, Secure, and Efficient
Palace Auctions London ensures a transparent and efficient auction process:
• Legal Pack: Available for download from the listing page.
• Deposit: 10% due on the fall of the hammer.
• Completion: Typically within 28 days.
• Buyer Registration: Required, with anti-money laundering checks.
• Immediate Exchange: Contracts exchanged at auction.

For more on the auction process, visit Palace Auctions London.
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Why Invest in Cirencester Holiday Home Conversion?
• Low Entry Price: Guide price of £40,000 is a rare opportunity in the Cotswolds.
• Historic Character: Unique architecture appeals to holidaymakers and investors alike.
• Planning Potential: Lapsed or begun consent streamlines development.
• Market Strength: Cirencester is a top UK holiday let market with proven yields.
• Future-Proof: Ongoing tourism growth and infrastructure investment support long-term returns.
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Summary & Call to Action
This Cirencester holiday home conversion is a rare chance to secure a historic property with planning potential in the UK’s most lucrative holiday let region. With a guide price of just £40,000, strong planning precedent, and year-round tourism demand, this former pumping station offers outstanding long-term investment prospects.
Ready to invest in the future of the Cotswolds?

Register for the auction, download the legal pack, and contact Palace Auctions London for expert advice.
For more information, visit the full listing, current auction catalogue, or contact our valuation team.
For authoritative guidance on planning and property investment, see GOV.UK Planning Portal and VisitEngland Cotswolds.
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Don’t miss this unique Cirencester holiday home conversion opportunity—bid with confidence at on 24th June.