By Edward Swindells, Auctioneer, Palace Auctions London · Updated 12 October 2026
Palace Auctions returns to The St James Room at Claridge’s, Mayfair, on Wednesday 28 October 2026 at 1.00 pm. The catalogue runs to 99 lots: freehold houses and investment blocks, sea-view holiday lets, a Grade II listed former bank, and more than fifty parcels of land from Lincoln to Warlingham. Guide prices start at £450 and reach £2.5 million.
You can bid in the room, online, by telephone or by proxy. Every lot has its own page with photographs, the legal pack and a link to bid online – all listed below.
Why Claridge’s? At Palace Auctions London we are always looking to move forward – for ourselves and for our sellers, who deserve the very best platform for their property and investment stock. Claridge’s gives us that: a standard of service that matches our own, and a room where we meet buyers at every level, including many far more successful than ourselves. We only moved to Claridge’s this year, and the results have been so good that we intend to stay.
The St James Room always feels ready to do business, welcoming bidders from across the country and, online, from around the world. Telephone bidders bring their own excitement to the room. At our August sale, a parcel of land in Wigan opened against a pre-sale proxy bid of £32,000 and, with online and telephone bidders competing, sold under the hammer for £50,000. Another buyer drove all the way from Lincoln to Claridge’s to buy a parcel of land in Lincoln – and saved himself £35,000 just by bidding in the room (when compared to a confusion of pre auction bids made online, before the live auction).
The sale at a glance
| Date and time | Wednesday 28 October 2026, 1.00 pm (13:00 UK time) |
| Venue | The St James Room, Claridge’s, Brook Street, Mayfair, London W1K 4HR |
| Lots | 99 in the catalogue: about 34 homes and investments, and about 59 land and development lots |
| Guide prices | From £450 to £2,500,000 |
| Ways to bid | In the room, online, by telephone, by proxy or by email |
| Registration | Required for all bidders at auctions.palaceauctions.com; online bidders pay a £2,000 security deposit |
| Not offered | Lots 25, 27, 34 and 90 (sold prior), Lot 32 (postponed), Lot 93 (spare) |
| VAT on the hammer price | Lots 2, 11, 12, 19, 20, 23, 24, 35–37, 42–51, 59, 60, 62–69, 78 and 79 |
| Catalogue and addendum | Download links – [EDWARD/WEB TEAM: add the catalogue and addendum PDF links] |
Highlights of the sale
Homes and family houses
- Lot 5 – Loxwood House, Sunningdale (guide £2,500,000): a six-bedroom house of about 4,919 sq ft on more than an acre of south-facing grounds, in a gated development of four homes, about 0.8 miles from Sunningdale station.
- Lot 92 – 8 Clavering Avenue, Barnes (guide £1,450,000): a freehold Edwardian house of about 1,400 sq ft in the Barnes Green Conservation Area, with off-street parking and a rear garden.
- Lot 22 – 14 Rose Avenue, Stanley (guide £65,000): a vacant freehold terraced house, ready for a refresh.
Sea-view holiday lets in Woolacombe
Three apartments at Oceanpoint, a gated development of 12 homes four minutes’ walk from Woolacombe’s Blue Flag beach, are offered as separate lots:
- Lot 6 – 1 Oceanpoint (guide £575,000–£675,000): three bedrooms, large south-west-facing terrace, two parking spaces; 2026 Airbnb bookings to date of £44,069 net of the 15.5% host fee (seller’s figures).
- Lot 7 – 9 Oceanpoint (guide £525,000–£615,000): top-floor, two bedrooms, Airbnb “Guest Favourite”; 2026 bookings to date of £40,064 net (seller’s figures).
- Lot 8 – 2 Oceanpoint (guide £550,000–£645,000): two bedrooms with a 25 sq m terrace and private courtyard, sold with vacant possession.
Income-producing investments
- Lot 1 – 6 Woodseer Street, London E1 (guide £1,300,000): a six-bedroom licensed HMO off Brick Lane; about £8,000 a month (seller’s figure).
- Lots 29–31 – 57, 59 and 61 Coombe Road, Croydon: three freehold blocks of four flats, each fully let at £62,400–£64,200 a year, about half a mile from East Croydon station.
- Lot 33 – 120 St Margaret’s Road, Twickenham (guide £1,200,000+): a freehold mixed-use building let at £96,200 a year, opposite St Margarets station. Under offer at £1.2m – bids must be at or above that level.
- Lot 57 – 29 Southbridge Road, Croydon (guide £770,000): a period house let as six rooms, producing £67,200 a year.
- Lots 14–18 – Minerva House, Nottingham (guide £35,000 each): purpose-built student studios with gym, cinema room and 24-hour concierge.
Something different
- Lot 13 – The former bank, Sheffield (guide £550,000): a Grade II listed Victorian former bank of about 9,910 sq ft, on a corner opposite Sheffield Cathedral.
- Lots 70 and 71 – Rendlesham substations, Suffolk (guide £450 each): the lowest guides in the sale. Lot 70 is let to UK Power Networks.
Land and development
More than fifty land lots, from small amenity plots to larger sites, including:
- Lot 59 – Land at Wood Gate Drive, Streatham Vale (guide £350,000): about 2.3 acres of level land in south London.
- Lot 62 – Land north of 410 Watling Street, Tamworth (guide £420,000): about 1.99 acres with frontage to the A5, not in the Green Belt.
- Lot 37 – Land adjacent to 1 Manor Close, Ingleton (guide £30,000): a building plot with full planning permission for a three-bedroom house in the Yorkshire Dales.
- Lots 47–51 – Land at South Park, Lincoln: five parcels from £5,000.
- Lots 72–75 and 87–88 – Land at Warlingham, Surrey: Surrey land from £5,000.
Most land lots are offered without planning permission. Buyers should read each legal pack and make their own enquiries of the local council.
Edward’s picks for first-time buyers. There are plenty of exciting lots, but two stand out for a first-time buyer. Lot 11, land adjacent to 22 Haldane Road, Liverpool, is a genuine future opportunity for anyone with aspirations to build their own family home – subject, of course, to planning permission, as none is in place today. And Lots 14–18, the Minerva House studios in Nottingham, are each guided at £35,000. The let studios bring in between about £6,000 and £8,400 a year – a gross yield of roughly 17% to 24% at the guide price, before service charge and other costs. That is money in the bank.
How to bid
- Choose your lots and read the legal packs. Each lot page has the legal pack, the Special Conditions of Sale and the addendum. Take advice from a solicitor before you bid.
- Register to bid at auctions.palaceauctions.com. Everyone must register and pass identity, address and source-of-funds checks. Online bidders pay a £2,000 security deposit by bank transfer before the auction.
- Choose how to bid:
- In the room – come to Claridge’s and bid with your paddle.
- Online – bid live from anywhere on the auction platform.
- By telephone – we call you as your lot approaches. Forms and ID at least 24 hours before the sale.
- By proxy – set your maximum and the auctioneer bids for you up to that limit. Forms and ID at least 24 hours before.
- By email – from your registered address, at least 12 hours before.
- Arrange your funds. Have the deposit and fees ready on the day, and finance or cash arranged for completion.
What happens when the hammer falls
At the fall of the hammer the contract is binding and unconditional. On the day, the buyer pays:
- a 10% deposit (subject to any minimum in the Special Conditions)
- the buyer’s premium – 2% of the price, minimum £2,000 + VAT, unless a different figure is stated for the lot
- the Contract Documentation Charge of £850 + VAT (£1,020)
Completion usually follows within 28 days, unless the Special Conditions say otherwise. Buyers should also budget for Stamp Duty Land Tax, legal fees and, on the lots marked above, VAT on the price.
The mistake I see most. Almost every time, it is the same: buyers do not read the Special Conditions for the property they are interested in, because ten minutes feels too long. The Special Conditions are specific to each lot and are the most important document of all – they guide you as a buyer. What is worse, many of those who do read them become so concerned by the seller’s requirements that they let the Special Conditions put them off – when the property, and the opportunity, are exactly as they were when it first appealed to them.
Read them, take advice, and keep perspective. No one in the world can value a property investment or development opportunity to within £5,000, nor should they try. It is a medium- to long-term game – Warren Buffett style.
From the rostrum: Edward’s view
Thirty years on the rostrum teach you a few things. Here are mine.
Why auction? Certainty, realism and speed. In a market that can often seem unrealistic, auction sets a true price on the day, and once the hammer falls both sides are committed.
What stands out in this catalogue? All of it – the Woolacombe holiday lets, the Croydon investment blocks and the range of land. But it is horses for courses: choose your specialism, learn everything about it, and stick to it.
Buying land. There is no such thing as bad land – they are not making any more of it. What matters is buying at the right price for the right reasons, and knowing exactly what you are buying: read the legal pack, check access, boundaries and any restrictions, and speak to the local council about what might be possible.
The guide is just the guide. It is not unusual for a commercial property guided at around £500,000 to reach £800,000 – and yes, I have seen exactly that happen, in £1,000 bid increments.
My top tip for your first time at Claridge’s: arrive in good time, and talk to the auctioneer. Always.
Every lot in the 28 October sale
Click a property to see its photos, details and legal pack, or bid online directly. Guide prices exclude fees and, where marked, VAT.
| Lot | Property | Guide price | Online bidding |
|---|---|---|---|
| 1 | 6 Woodseer Street, London E1 5HD | £1,300,000 | Bid online |
| 2 | Land at Old Oak Avenue and Kinross Close, Ramsbottom, Bury BL0 9UY | £350,000 + VAT | Bid online |
| 3 | Plot 4, Land at Lawn Lane, Springfield, Chelmsford CM1 7PP | £10,000+ | Bid online |
| 4 | Plot of Land, Harrow, London | £200,000 | Coming soon |
| 5 | Loxwood House, 2 Ashwood Place, Sunning Avenue, Sunningdale, Ascot SL5 9ND | £2,500,000 | Bid online |
| 6 | 1 Oceanpoint, Sandy Lane, Woolacombe, North Devon EX34 7AY | £575,000 – £675,000 | Bid online |
| 7 | 9 Oceanpoint, Sandy Lane, Woolacombe, North Devon EX34 7AY | £525,000 – £615,000 | Bid online |
| 8 | 2 Oceanpoint, Sandy Lane, Woolacombe, North Devon EX34 7AY | £550,000 – £645,000 | Bid online |
| 9 | Flat 10, 22 Westfield Avenue, Hayling Island PO11 9AB | £80,000 | Bid online |
| 10 | Flat 9, 22 Westfield Avenue, Hayling Island PO11 9AG | £80,000 | Bid online |
| 11 | Land adjacent to 22 Haldane Road, Rear of 1 Church Road, Liverpool L4 | £25,000+ + VAT | Bid online |
| 12 | Freehold and Air Space, 45 Spenser Road, Herne Hill, London SE24 0NS | £30,000 + VAT | Bid online |
| 13 | Former Bank, 20 Church Street and 19 St James Street, Sheffield City Centre | £550,000 | Bid online |
| 14 | Studio 104, Minerva House, Spaniel Row, Nottingham NG1 6EP | £35,000 | Bid online |
| 15 | Studio 110, Minerva House, Spaniel Row, Nottingham NG1 6EP | £35,000 | Bid online |
| 16 | Studio 127, Minerva House, Spaniel Row, Nottingham NG1 6EP | £35,000 | Bid online |
| 17 | Studio 228, Minerva House, Spaniel Row, Nottingham NG1 6EP | £35,000 | Bid online |
| 18 | Studio 302, Minerva House, Spaniel Row, Nottingham NG1 6EP | £35,000 | Bid online |
| 19 | Land at Lands End Road, Middleton, Manchester M24 4RD | £150,000 + VAT | Bid online |
| 20 | Land adjacent to 35 Shelley Road, Ashton-on-ribble, Preston PR2 2DB | £40,000 + VAT | Bid online |
| 21 | 159 Collingwood Court, Washington, Tyne and Wear NE37 3EF | £15,000 | Bid online |
| 22 | 14 Rose Avenue, Stanley, County Durham DH9 7RB | £65,000 | Bid online |
| 23 | Land at Plovers Lane, Helsby, Cheshire WA6 0QA | £15,000 + VAT | Bid online |
| 24 | Land north of Chester Road and Plovers Lane, Adjacent to 4 Pyrus Grove, Helsby WA6 0QA | £10,000 + VAT | Bid online |
| 25 | Land adjacent to 12 Bigdale Drive, Liverpool L33 6XJ | Sold prior | – |
| 26 | Plot 4, Land to the Rear of 218 Dudley Road, Rowley Regis, West Midlands B65 8LB | £20,000+ | Bid online |
| 27 | Plot 5, Land adjacent to Stane Cottage, Stane Street, Ockley, Dorking RH5 5LU | Sold prior | – |
| 28 | Plot 33, Land West of Stane Street, North-west of Poundgate, Ockley, Dorking RH5 5LU | £15,000+ | Bid online |
| 29 | 57 Coombe Road, Croydon CR0 1BR | £720,000 | Bid online |
| 30 | 59 Coombe Road, Croydon CR0 1BR | £650,000 | Bid online |
| 31 | 61 Coombe Road, Croydon CR0 1BR | £650,000 | Bid online |
| 32 | 22D Milkwood Road, Herne Hill, London SE24 0HH | Postponed | – |
| 33 | 120 St Margaret’s Road, Twickenham TW1 2AA | £1,200,000+ | Bid online |
| 34 | Land adjacent to 29 Southbridge Road, Croydon CR0 4HA | Sold prior | – |
| 35 | Former garage site adjacent to 46 Elgin Road, Croydon CR0 6XA | £45,000 + VAT | Bid online |
| 36 | Land adjacent to 13 Ensign Close, Stanwell, Staines-upon-thames TW19 7RF | £40,000 + VAT | Bid online |
| 37 | Land adjacent to 1 Manor Close, Ingleton, Carnforth LA6 3BF | £30,000 + VAT | Bid online |
| 38 | 3 Beulah Road, Thornton Heath CR7 8JH | £500,000 | Bid online |
| 39 | 5 Beulah Road, Thornton Heath CR7 8JH | £500,000 | Bid online |
| 40 | 33 Chastilian Road, Dartford DA1 | £200,000 | Bid online |
| 41 | 44 Copley Park, Streatham, London SW16 3DD | £900,000 | Bid online |
| 42 | Former TRS station land, Hall Cottages, Harmer Hill, Shrewsbury SY4 3DX | £20,000 + VAT | Bid online |
| 43 | Former pump station adjacent to Long Acre, Hollins Lane, Hampsthwaite, Harrogate HG3 2HJ | £18,000 + VAT | Bid online |
| 44 | Land at Norbury Town Lane, Norbury, Whitchurch SY13 4HT | £15,000 + VAT | Bid online |
| 45 | Garages at Hillside Close, Arleston, Telford TF1 2JN | £25,000 + VAT | Bid online |
| 46 | Baron Fold former water pumping station, Off Duke Street, Waterfoot, Rossendale BB4 7HA | £15,000 + VAT | Bid online |
| 47 | Land and former allotments at Queens Park Community Hub, South Park, Lincoln LN5 8EW | £5,000 + VAT | Bid online |
| 48 | Land at Cross O’Cliff Hill, Lincoln LN5 | £15,000 + VAT | Bid online |
| 49 | Land south of South Park, Lincoln LN5 8EW | £20,000 + VAT | Bid online |
| 50 | Amenity land, woodland and former allotments, South of South Park, Lincoln LN5 8EL | £20,000 + VAT | Bid online |
| 51 | Amenity land at Cross O’Cliff Hill, Lincoln LN5 | £10,000 + VAT | Bid online |
| 52 | 41 Wynyard Mews, Hartlepool TS25 2JZ | £25,000 | Bid online |
| 53 | 111 Nelson Road, Great Yarmouth NR30 2NJ | £80,000 | Bid online |
| 54 | 37 Harp Island Close, Neasden, London NW10 0DF | £190,000 | Bid online |
| 55 | 239 Beverley Drive, Queensbury, Edgware HA8 5NL | £200,000 | Bid online |
| 56 | Apartment 13B, Gwydyr Mansions, Hove BN3 | £120,000 | Bid online |
| 57 | 29 Southbridge Road, Croydon CR0 1AG | £770,000 | Bid online |
| 58 | Land adjacent to 1 Northampton Road, Addiscombe, Croydon CR0 7HB | £200,000 | Bid online |
| 59 | Land at Wood Gate Drive, Streatham Vale, London SW16 5DY | £350,000 + VAT | Bid online |
| 60 | Land east of Witherby Close and west of Campden Road, Croydon CR0 5SR | £300,000 + VAT | Bid online |
| 61 | Land on the east side of Tilgate Drive, Russell Way, Crawley RH10 1TN | £18,000 | Bid online |
| 62 | Land north of 410 Watling Street, Two Gates, Tamworth B77 1EJ | £420,000 + VAT | Bid online |
| 63 | Land at Elliot Drive, Churchbridge, Cannock WS11 8JQ | £50,000 + VAT | Bid online |
| 64 | Land at White Rose Way, Doncaster DN4 5PN | £15,000 + VAT | Bid online |
| 65 | Land adjacent to 24 Range Bank, Halifax HX3 6LB | £25,000 + VAT | Bid online |
| 66 | Land to the west of Longton Road, Burnley BB12 0TF | £20,000 + VAT | Bid online |
| 67 | Land west of Hargrave Avenue, Prenton, Wirral CH43 2NH | £100,000 + VAT | Bid online |
| 68 | Land off Glanavon Terrace and Nant-y-Moel Row, Nantymoel, Bridgend CF32 7RW | £125,000 + VAT | Bid online |
| 69 | Land east of Fernhill Close, Troedyrhiw, Merthyr Tydfil CF48 4NA | £100,000 + VAT | Bid online |
| 70 | Substation C, adjacent to 9 Hazel Close, Rendlesham, Woodbridge IP12 2UR | £450 | Bid online |
| 71 | Substation E, Chestnut Close, Rendlesham, Woodbridge IP12 2UW | £450 | Bid online |
| 72 | Plot between Washpond Lane, Ledgers Way and Broom Bank Cottage | £5,000 | Bid online |
| 73 | Four plots between Washpond Lane and Ledgers Way, Warlingham, Surrey CR6 9QG | £10,000 | Bid online |
| 74 | Parcel 4, Land at Washpond Lane, Warlingham, Surrey CR6 | £30,000 | Bid online |
| 75 | Agricultural land off Washpond Lane and Ledgers Way, Warlingham, Surrey CR6 | £30,000 | Bid online |
| 76 | Parcel A1, Church Lane, Coulsdon, Surrey | £20,000 | Bid online |
| 77 | Parcel A53, off Hogscross Lane and Church Lane, Coulsdon, Surrey | £20,000 | Bid online |
| 78 | Land east of 14 Daisybank Drive, Sandbach CW11 4JR | £10,000 + VAT | Bid online |
| 79 | Land to the rear of 44–46 Thornview Road, Hellifield, Skipton BD23 4JJ | £10,000 + VAT | Bid online |
| 80 | Plot B239, Tanyard Farm, Hadlow Road, Tonbridge TN10 4LP | £3,000 | Bid online |
| 81 | Land south-west of Beeches Farm, Marlow Road, Lane End, High Wycombe HP14 3DL | £1,000 | Bid online |
| 82 | Amenity and grazing land at Underriver, Sevenoaks TN15 0RY | £20,000 | Bid online |
| 83 | Plot 11, access way land, Greenroyd Drive, Steeton, Keighley BD20 7JL | £500 | Bid online |
| 84 | Land and river bank at 123 Streatham Vale, London SW16 5SQ | £5,000 | Bid online |
| 85 | Plot B11, Crampshaw Lane, Ashtead, Surrey KT18 6BX | £3,000 | Bid online |
| 86 | 12 plots of land at Long Reach, West Horsley, Ockham GU23 6PG | £36,000 | Bid online |
| 87 | Land at Beech Farm, Off Beech Farm Road, Warlingham CR6 9QL | £120,000 | Bid online |
| 88 | Land at Beech Farm, Limpsfield Road, Warlingham, Surrey | £55,000 | Bid online |
| 89 | Woodland plots W43–W45, Long Reach Road, Ockham, Surrey GU23 6PG | £3,000 | Bid online |
| 90 | Plot 10, Land adjacent to Stane Cottage, Stane Street, Ockley, Dorking RH5 5LU | Sold prior | – |
| 91 | Plot 231, Down Lane, Compton, Guildford GU3 1DQ | £3,000 | Bid online |
| 92 | 8 Clavering Avenue, Barnes, London SW13 | £1,450,000 | Bid online |
| 93 | Spare lot | – | – |
| 94 | Parcel 34, Land opposite Lilacs, Stane Street, Ockley, Dorking RH5 5LU | £10,000+ | Bid online |
| 95 | Plot 30, Land to the rear of Springfield Social Club, 198 Dudley Road, Rowley Regis B65 8PX | £10,000+ | Bid online |
| 96 | Plot 11, Land on the south side of Fieldside, Coates, Whittlesey, Peterborough PE7 2BG | £10,000+ | Bid online |
| 97 | Plot 1, Land north-east of 41 Waveney Drive, Springfield, Chelmsford CM1 7PX | £10,000+ | Bid online |
| 98 | Parcel 4, Land opposite 40 Lawn Lane, Springfield, Chelmsford CM1 7PP | £10,000 | Bid online |
| 99 | 353 Leyton High Road, Leyton, London E10 | Details to follow | Coming soon |
Can’t find what you need?
or call the auction team on 020 7101 3647.
Frequently asked questions
When and where is the auction? Wednesday 28 October 2026 at 1.00 pm, in The St James Room at Claridge’s, Brook Street, Mayfair, London W1K 4HR.
Do I have to attend in person? No. You can bid online, by telephone, by proxy or by email. All bidders must register in advance.
Is there a fee to register? Registration is free. Online bidders pay a £2,000 security deposit before the auction; if you are not successful, it is refunded within 48 hours.
What is a guide price? An indication of the seller’s current minimum acceptable price at auction. It is not a valuation. The reserve is confidential and will not exceed a single-figure guide by more than 10%, or the top of a guide range.
Can I buy before the auction? Some sellers will consider offers before the sale. Any sale agreed early is on auction contract terms. Contact the auction team.
What if a lot does not sell? Unsold lots are updated on our website within 24 hours and remain available after the sale on the same auction terms and conditions. Contact the auction team to make an offer.
About the author
Edward Swindells is the auctioneer at Palace Auctions London, with 30 years’ experience as a property auctioneer, including as auctioneer for London City Auctions. He also practices as a surveyor. He is a past Vice-Chairman of NAVA (the National Association of Valuers and Auctioneers) and a long-standing member of the RICS 1913 Club, an invitation-only club for experienced surveyors. Read Edward’s full profile
How this page was written: drafted with AI assistance and edited and fact-checked by Edward Swindells. Lot details are taken from the catalogue and addendum dated 10 October 2026.
Page last updated: 12 October 2026 at 12:00