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See how verdicts work1-bedroom house · HG2 0PN
No longer listedListed 40 daysAuction 29 Sep · ended
Opportunity summary
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About
For sale by auction on 29/9/26.
Rare development opportunity; grade II* listed building; residential conversion potential bpr Auctions are pleased to offer a rare opportunity to acquire St Mary's Church, West Cliffe Grove, Harrogate; an important Grade II* listed building of more than special architectural and historic interest.
The property is currently derelict and presents an exceptional opportunity for an experienced developer, builder or investor to undertake a sympathetic and imaginative conversion of this distinctive historic building.
The Grade II* designation is particularly significant. Grade II* is reserved for buildings considered by Historic England to be particularly important buildings of more than special interest.
Historic England records St Mary's Church under List Entry 1149482, dating from circa 1916 and designed by architect Walter Tapper.
The property has an established planning history, including proposals for conversion to office and residential use, together with associated works.
The substantial building offers accommodation over ground and first floors, subject to verification.
Given its scale, character and existing planning history, the property provides an exciting opportunity for an experienced developer to explore a residential-led conversion creating a number of high-quality apartments, subject to the necessary planning and listed-building consents.
Planning ref: 15/03431/ful The location is equally compelling. St Mary's Church occupies a highly desirable position between Harlow Terrace and West Cliffe Grove, just off Cold Bath Road in Harrogate.
Valley Gardens is approximately 0.25 miles away, while Western Primary School is around 0.2 miles away and Harrogate Grammar School approximately 0.4 miles away.
Cold Bath Road provides a selection of local shops, cafés and everyday amenities, with Harrogate town centre within easy walking distance.
Harrogate railway station is approximately 0.6–0.7 miles away, providing rail connections to Leeds, York and beyond.
For developers and investors, this is a particularly unusual proposition: A substantial Grade II* listed building in a highly sought-after Harrogate location, offering the potential to create a distinctive residential development while retaining and celebrating the architectural character of an important historic building.
The combination of heritage significance, substantial floor area, established planning history and strong residential surroundings makes this a rare opportunity for an experienced property developer or specialist investor.
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Value & comps
No previous sales on record.
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Returns
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Archie refurb estimate: a Pro feature
0.0% below starting price
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Deal
Properties like this can earn 2–3x BTL yields when converted to HMO, with retrofit costs around £10k/room. Sign in to see the full tier, yield projection, and cost breakdown.
Commercial properties like this can earn 30-50% higher yields when converted to residential under Class MA / Q / P / PA, with prior approval costing ~GBP 96/unit. Sign in to see the recommended route, yield uplift, and cost breakdown.
BRRR-suited properties can recycle 80-100% of investor capital on refi, leaving a high-yielding rental with most of the money out. Sign in to see the refurb cost stack, ARV projection, and refinance maths.
Detached + large garden = sub-division play. Pro tier unlocks the tier badge, plot size, uplift estimate, and regional land benchmark.
Short-lease flats trade at deep discount, but extending under the 1993 Act often costs far less than the discount. Pro tier unlocks the tier badge, premium breakdown, long-lease ARV and arbitrage maths.
See projected short-stay revenue vs a vanilla BTL for this property.
See real sub-let margins (HMO room rates & SA nightly rates) vs the landlord rent.
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FAQ
About St Marys Church, West Cliffe Grove , Harrogate
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