Marshalls Mill Dean Clough Mills, Cross Hills, Halifax, Calderdale, HX1 1XQ

For sale by Online Auction - 28th ofOctober 2026

Exceptional Residential Development & Investment Opportunity
Historic Mill Conversion 12 Luxury Apartments

An exciting opportunity for experienced property developers and investors to acquire a substantial historic mill conversion project, originally granted planning permission for the creation of 12 luxury residential apartments.

The development has progressed significantly, with substantial structural and internal works already undertaken. This provides a prospective purchaser with the opportunity to acquire a project where considerable development expenditure and construction progress have already been achieved.

The property is being offered as a development and investment opportunity, with potential for either a profitable development exit or a longer-term residential investment strategy.

Key Development Highlights
Planning permission was granted in July 2021 for the conversion and development of 12 residential apartments.
The vendor advises that the relevant planning conditions were discharged in March 2024.
Significant structural and construction works have been undertaken.
Building Control documentation and supporting reports are available for inspection by suitably qualified purchasers and their professional advisers.
Apartment 12 has been fully erected.
The front section of the building has been removed to facilitate the creation of on-site parking provision.
Internal partitioning works have been completed.
Staircases have been installed.
Partial first-fix works and plastering have been undertaken.
Fire safety arrangements have been approved, according to documentation supplied by the vendor.
Thermal calculations have been completed and approved, according to documentation supplied.
Building Control plans and designs have been approved, according to documentation supplied.
A comprehensive range of plans, reports, approvals, photographs and supporting documentation is available to qualified purchasers, subject to the appropriate due diligence process.
Planning & Building Control Important Due Diligence Notice

Purchasers must satisfy themselves as to the current planning status of the development before proceeding with any purchase or offer.

The vendor's due diligence indicates that works commenced following the grant of planning permission and that the relevant planning conditions were discharged. On that basis, the vendor considers that the planning permission and associated listed building consents may remain capable of being relied upon while the development works are being lawfully implemented.

However, the vendor has also advised that, due to the use of a private Building Control appointment, the local authority may take the position that the planning permission has lapsed.

Accordingly, the current status and continuing validity of the planning permission and any associated listed building consent should be independently verified by the purchaser and their appointed planning and legal advisers.

Depending upon the outcome of that review, a purchaser may need to consider making an application for a Lawful Development Certificate and/or a fresh planning application, together with any other consents or approvals that may be required.

No representation or warranty is given by TCPA, the vendor or its agents that the existing planning permission or associated consents remain extant, implementable or sufficient to complete the proposed development.

Purchasers should undertake their own planning, legal, building control, structural, environmental and financial due diligence before bidding, making an offer or exchanging contracts.

Investment & Development Potential

The project offers two principal investment strategies:

1. Development Exit Strategy

Complete the remaining construction works and bring the 12 apartments to market individually, subject to confirmation of all required planning, building control and other statutory consents.

This strategy may provide the opportunity to realise the property's estimated Gross Development Value (GDV) through individual apartment sales.

2. Long-Term Investment Strategy

Complete the development and retain the apartments as a residential investment portfolio, potentially providing a diversified rental income stream and long-term capital growth exposure.

The suitability and financial performance of either strategy will depend upon final development costs, market conditions, achievable sales values and rental levels, financing costs and the outcome of the purchaser's due diligence.

Financial Overview
Indicative Financial Metric Amount
Estimated Remaining Build Cost £495,000
Indicative Gross Development Value (GDV) £1,225,000

The stated GDV is supported by an independent RICS valuation report supplied for information.

The above figures are indicative only and should not be regarded as guaranteed returns, forecasts or representations of profitability. Purchasers should obtain their own independent valuation, quantity surveyor assessment, development appraisal and market evidence before committing to the acquisition.

The ultimate development profit will be dependent upon, among other matters, the acquisition price, remaining construction expenditure, professional fees, finance costs, statutory costs, taxation, marketing and disposal costs, achievable sales prices and prevailing market conditions.

Existing Works & Development Progress

A significant level of work has already been undertaken at the property. The vendor has supplied photographs showing the building before works commenced, during the construction period and following various stages of development.

The extent of works undertaken provides a prospective purchaser with an opportunity to continue an established development programme rather than commencing the project entirely from the outset.

All works, approvals and expenditure should nevertheless be independently verified by the purchaser and their professional advisers.

Information Available to Qualified Purchasers

Subject to the appropriate confidentiality and due diligence process, the vendor can provide supporting documentation including, where applicable:

Planning documentation
Building Control documentation
Approved plans and designs
Discharge of conditions documentation
Structural information and reports
Fire safety documentation
Thermal calculations
Construction and development photographs
Evidence relating to works completed
RICS valuation documentation
Other relevant development information held by the vendor

Prospective purchasers are encouraged to appoint appropriately qualified planning consultants, solicitors, surveyors, structural engineers, quantity surveyors and other professional advisers to independently assess the opportunity.

Important Information & Disclaimer

TCPA has prepared these particulars based substantially on information and documentation provided by the vendor. TCPA has not independently inspected or verified all aspects of the development, construction works, planning position, building control status, costs, valuation or other information referred to within these particulars.

All information, figures, measurements, costs, valuations, development assumptions and potential returns are provided for guidance and indicative purposes only and should not be relied upon as a representation, warranty or guarantee.

Prospective purchasers must conduct their own full due diligence and satisfy themselves as to the property's condition, title, planning position, listed building status, building control compliance, construction costs, development programme, market values, rental values and the availability of all necessary consents before bidding, making an offer or entering into a binding contract.

No statement contained within these particulars should be interpreted as confirmation that planning permission or any other statutory consent is currently extant or capable of implementation.

The opportunity should therefore be assessed on the basis of the information available, with the purchaser taking responsibility for independently establishing the legal and planning position.

Estate Agents Act Disclosure

Pursuant to the Estate Agents Act, prospective purchasers are advised that one of the vendors of this property is an employee of the estate agency handling the sale.

Prospective purchasers should take this disclosure into consideration when assessing the particulars and should seek independent professional advice where appropriate.

An Opportunity for Experienced Developers & Investors

With substantial works already undertaken, an established development concept, an indicative 12-apartment residential scheme, and an independently supported indicative GDV of £1.225 million, the property presents an opportunity for an experienced developer or investor seeking a project with significant development potential.

The opportunity is subject to the purchaser independently verifying the planning and legal position and satisfying all due diligence requirements before acquisition.

UNCONDITIONAL LOT Buyers Premium Applies Upon the fall of the hammer, the Purchaser shall pay a 5% deposit and a 5%+VAT (subject to a minimum of £5,000+VAT) buyers premium and contracts are exchanged. The purchaser is legally bound to buy and the vendor is legally bound to sell the Property/Lot. The auction conditions require a full legal completion 28 days following the auction (unless otherwise stated).