Manor Court, 31 Churchfield Lane, Kexbrough, Barnsley, Barnsley, S75 5DH

Unconditional Online Auction Sale
Guide Price* : £1,000,000
Bedrooms: 13
Bathrooms: 13
Reception Rooms: 3

For Sale by online Auction, this High-Yield Former Care Home with Approved 13-Bed En-Suite HMO & Multi-Let Office Income. Bidding opens Tuesday 14th April at 10:00am.

Description

🚨 PRIME INVESTMENT OPPORTUNITY – FOR SALE BY ONLINE AUCTION 🚨
High-Yield Former Care Home with Approved 13-Bed En-Suite HMO & Multi-Let Office Income

An exceptional opportunity to acquire a substantial former care home with approved planning permission under Application Reference 2025/0093 for Change of Use of part of the residential home to a 13-bedroom HMO, each bedroom benefiting from its own private en-suite.

This is not your standard HMO investment. This is a next-generation co-living development designed to outperform competing HMOs in both desirability and rental value.

🏡 The HMO – A Premium Co-Living Concept

Positioned to the rear of the building, the HMO will offer residents an outstanding lifestyle-focused living environment including:

Two spacious lounges (one formerly used as a dining area)

Large communal kitchen space

Gym

Dedicated craft room

Separate laundry room

Bike store

Side and rear gardens

These facilities elevate the property far above typical HMO offerings in the area.

Local agents anticipate rental levels of approximately £650pcm per room, reflecting the superior specification, generous communal areas, and strong local demand. With 13 en-suite rooms, this represents a highly attractive gross income potential.

The building is currently awaiting its HMO licence to be granted. Importantly, the proposed licence holder is an established professional letting agency who:

Has confirmed willingness to remain as HMO & Building Manager

Already operates from the front office space within the building

Possesses invaluable knowledge of the property

Provides daily on-site monitoring

For an incoming purchaser, this means a turnkey investment with experienced management already in place — significantly reducing risk and operational setup time.

🏢 Front Section – Income-Producing Service Offices

To the front of the building, former office and communal areas have been converted into small service office suites.

Currently:

Four offices are occupied by separate businesses

One of these is the HMO manager/letting agency (keen to remain)

Five additional office spaces remain vacant

This presents an immediate opportunity to increase income.

We estimate rental values for the remaining offices to be in the region of £250–£700pcm per office, depending on size and configuration.

The office section further benefits from:

Three staff kitchenettes

Three staff WC facilities

On-site daily business presence enhancing security and oversight

Please note: The current status and terms of the four existing leases are yet to be confirmed. These particulars will be updated once further details are made available.

📍 Location & Accessibility

The property benefits from:

Private car park to the front

No parking restrictions on neighbouring roads (ample on-street parking)

Bus stop directly across the road

Excellent public transport connectivity

The location supports both residential tenants and office occupiers, further strengthening demand and long-term sustainability.

🏗 Condition & Readiness

The building appears to be in good cosmetic order, allowing purchasers the opportunity to:

Progress letting of the HMO rooms upon licence grant

Actively market and let the vacant office suites

Immediately enhance rental income

💼 Investment Summary

13 En-Suite HMO Rooms (Approved Planning – Ref: 2025/0093)

Estimated £650pcm per room

Professional management already secured

Income-producing service offices with upside potential

Parking & strong transport links

Lifestyle-focused amenities rarely found in competing HMOs

Sold via Online Auction

This is a rare hybrid investment combining high-spec co-living accommodation with commercial office income — offering diversification within a single asset.

For online viewings
Please view the walk around video filmed on 03/03/2026 of HMO part of the building. Interested parties are advised to view the full video tour of the property, which gives an in-depth look at the whole property and its features. Should you have difficulty locating the video, please feel free to contact our office, and we will be happy to assist you.
Please note, there is no walk around video filmed of the offices due to there been personal information on show in a number of the rooms, Due to this some photo's have been edits to remove this information.

Tenure:
Freehold

EPC Rating: B (42)

Current rented offices: rateable values:
Barnsley Metropolitan Borough Council

Office & Premises 1: From 1st April 2026 (£6,100)
Office & Premises 2: From 1st April 2026 (£7,900)
Office & Premises 3: From 1st April 2026 (£1,975)
Office & Premises 4: From 1st April 2026 (£15,250)

UNCONDITIONAL LOT
Buyers Premium Applies Upon the fall of the hammer, the Purchaser shall pay a 10% deposit and a 5%+VAT (subject to a minimum of £5,500+VAT) buyer's 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).

PRE AUCTION OFFERS ARE CONSIDERED
The seller of this property may consider a pre-auction offer prior to the auction date. All auction conditions will remain the same for pre-auction offers which include but are not limited to, the special auction conditions which can be viewed within the legal pack, the Buyer’s Premium, and the deposit. To make a pre-auction offer we will require two forms of ID, proof of your ability to purchase the property and complete our auction registration processes online. To find out more information or to make a pre-auction offer please contact us.

SPECIAL CONDITIONS
Any additional costs will be listed in the Special Conditions within the legal pack and these costs will be payable on completion. The legal pack is available to download free of charge under the ‘LEGAL DOCUMENTS’. Any stamp duty and/or government taxes are not included within the Special Conditions within the legal pack and all potential buyers must make their own investigations.

Disclaimer:
The particulars and information relating to this property have been prepared by OLAPA Ltd in good faith and are provided for general guidance only. While every effort has been made to ensure that the details are accurate and reliable, OLAPA Ltd makes no warranty, representation, or guarantee as to their accuracy, completeness, or suitability for any purpose.
All measurements, descriptions, plans, photographs, and other information are believed to be correct but are not guaranteed and should not be relied upon as statements or representations of fact. Any plans, images, or illustrations are for identification and illustrative purposes only.
Prospective purchasers and bidders are strongly advised to carry out their own independent inspections, investigations, and due diligence, including obtaining professional advice where appropriate, prior to bidding or entering into any purchase agreement.
OLAPA Ltd acts solely as auctioneer and accepts no liability for any errors, omissions, or inaccuracies contained in the property particulars, or for any loss or damage arising from reliance upon them. No employee or representative of OLAPA Ltd has authority to make or give any representation or warranty in relation to the property.
Participation in the auction and any subsequent purchase is undertaken entirely at the bidder’s own risk.

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Agreement Documents

Legal Documents

Additional Documents

Virtual Tour

HMO Auction Tour

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Generally speaking, Guide Prices are provided as an indication of each seller's minimum expectation, i.e. 'The Reserve'. They are not necessarily figures which a property will sell for and may change at any time prior to the auction. Virtually every property will be offered subject to a Reserve (a figure below which the Auctioneer cannot sell the property during the auction) which we expect will be set within the Guide Range or no more than 10% above a single figure Guide.
MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.
Measurements: These approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built-in furniture.
Services: Please note we have not tested the services or any of the equipment or appliances in any property marketed with ourselves, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS. NEITHER OLAPA LTD NOR ANY OF ITS EMPLOYEES OR PARTNER AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS LOT.
If a video walk through, or any other form of virtual tour, is provided whilst every effort is made to accurately give an overview of the property we cannot give any warranty concerning the nature, and condition of the property and the suitability thereof for any and all activities and use. The video, or tour, is provided to assist only and without responsibility and should not be relied upon as representation of fact, or replace all appropriate due diligence a prudent purchaser would make.
Viewings are conducted entirely at the potential buyers own risk, these properties are not owned or controlled by OLAPA Ltd, and OLAPA Ltd will not be held liable for loss or injury caused while viewing or accessing the lot. Electricity maybe disconnected in some properties, therefore viewing times maybe limited to daylight hours. Viewers will need to bring their own lighting/ ladders if wanting to inspect cupboards, cellars and roof spaces. Some viewings are carried out by third party agents and we will endeavour to give appropriate notice should the published viewing time changes. OLAPA Ltd will not be liable for any costs or losses incurred due to viewing cancellations or no shows.