Prime Residential & Care Development Opportunity
Summary
- Prime Harrogate Residential Location
- Approximately 1-Acre (0.4046 ha) Site
- Former 30-bed Residential Care Home
- Residential, Care-Led or Alternative Development Potential (STPP)
- Established Site with Existing Access & On-Site Parking
- VAT Exempt and Not VAT Registered
- Align Property Partners are inviting offers by way of informal tender with submissions to be made no later than 1pm on Friday 28th August 2026
Accommodation
The accommodation comprises the following areas:
| Name | Size | sq ft | sq m | Availability |
| Building | 1 Acres | 43,560 | 4,046.86 | Available |
| Total | 43,560 | 4,046.86 |
Location
The subject site is located in Harrogate, a spa town in North Yorkshire, renowned for its historic association with “The English Spa” and its proximity to the Yorkshire Dales National Park and Nidderdale Area of Outstanding Natural Beauty. The town is one of the most desirable places to live in the region, with a built-up population of approximately 75,500, whilst the wider district is home to around 162,700 residents (2021 census). The town’s demographic profile is characterised by a stable, moderately ageing population. The property benefits from excellent connections to a number of key towns and cities.
Leeds: 18 miles (29 km) south
York: 20 miles (32 km) south-east
Bradford: 19 miles (31 km) south-west
The proximity of these major urban centres reinforces the subject site’s accessibility and appeal for commuters and residents seeking a suburban setting within reach of major employment and cultural hubs. The subject site enjoys direct frontage to Pannal Ash Road with immediate access to two principal routes, Otley Road (A61), linking the site south-east toward Harrogate town centre and Leeds, and Wetherby Road (A661), providing connections north-west to Knaresborough and onward via the A59. The site is well linked to the A61, providing direct access to Leeds and other centres across Yorkshire.
The surrounding area provides an excellent range of local amenities with local convenience retail is represented by Pannal Ash General Store, located a short stroll away on Rossett Green Lane, providing everyday essentials. In addition to daily conveniences, nearby cafés and eateries include Nord Coffee House and Harlow Hill Kitchen within 500 yards, while The Shepherd’s Dog pub is situated just under 500 yards away.
From a development perspective, the subject site’s suburban setting, combined with its established residential character and excellent transport links, makes it particularly well suited for residential or care-led schemes, with continued demand for high-quality housing supported by the town’s strong appeal and steady growth trajectory.
Get directions from Google Maps
Mainline Stations
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Harrogate17 mins
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Hornbeam Park19 mins
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Pannal36 mins
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Starbeck45 mins
Underground Station
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Chesham3132 mins
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Amersham3173 mins
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Chalfont and Latimer3190 mins
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Chorleywood3217 mins
Further Information
Price Price on application
Rates Payable Upon Enquiry
EPC Rating This property has been graded as C
Description
The subject site extends to approximately 1 acre (0.4046 ha) and comprises a broadly rectangular parcel of land with a substantial ‘L’-shaped two-storey building centrally positioned. The property is of traditional masonry construction with brickwork elevations beneath predominantly pitched and hipped tile roofs, incorporating a mix of original and more modern extensions.
The easternmost section of the building is understood to comprise the original dwellinghouse, featuring a wrap-around lean-to veranda to the eastern and southern elevations providing covered access to pedestrian entrances. This connects to a later ‘L’-shaped extension of similar masonry construction extending westward and southward, together with a separate two-storey outbuilding of pitched roof construction located to the south-west of the main building.
Externally the site includes a non-lined tarmacadam car park accessed directly from Pannal Ash Road via a dropped kerb with the remainder of the site comprising predominantly grass-turfed areas and sections of overgrown paving, including a courtyard to the south. Boundaries are defined by mature hedging, trees and shrubbery with timber panel fencing to the north, west and south, and post and rail fencing to the eastern boundary.
Historically the property has operated as a residential care facility providing accommodation for older people within a suburban setting. The building has been largely unoccupied for a prolonged period and is considered to be in a state requiring significant refurbishment or alternatively redevelopment, subject to the necessary consents.
Overall the site presents a well-located opportunity with an established use and configuration suitable for residential, care-led or alternative development benefiting from its scale, layout and position within a desirable Harrogate suburb.
Viewings
All viewings are to be arranged by contacting one of the agents below:
Daniel Clinch
Agency Director
07947 990 224
Daniel.Clinch@alignpropertypartners.co.uk
John Routledge
Senior Surveyor
07443 530 922
John.Routledge@alignpropertypartners.co.uk
Office Telephone: 01609 797 330
Terms
Freehold Sale
Boundaries & Title
The whole title is available within the demise of the sale. The Purchaser will be deemed to have full knowledge of the boundaries and any error or mistake shall not annul the sale or entitle any party to compensation in respect thereof.
The title number relating to this parcel of land is NYK381985. We advise that all interested parties conduct their own assessment of the title.
Services
Mains water, gas, electricity and drainage. Telecommunications are also installed. No tests have been carried out but the service installations are assumed to be of sufficient capacity for their current use, in satisfactory condition and fully compliant with current regulations.
Council Tax
The property is currently assessed for Council Tax and has been listed within Council Tax Band D with effect from April 2018.
We advise prospective purchasers to undertake their own enquiries via the local council’s website.
Offer and Procedure
Align Property Partners are inviting offers by way of informal tender with submissions to be made no later than 1pm on Friday 28th August 2026.
Register your interest via our agents through the contact information provided within this documentation. The agents will provide you with a tender pack with an application document with further instruction.
Note that the envelope should have no other name or mark (e.g. franking marks) indicating the identity of the sender.
VAT
The property is exempt from VAT and is not VAT registered.
In the event of the sale of the property or any part thereof or any right attached to it becomes a chargeable supply for the purposes of VAT, such tax will be payable in addition.
Anti-Money Laundering
In accordance with the Money Laundering Regulations 2017, once an offer has been formally accepted, the Purchaser will be required to provide proof of identity and address prior to the instruction of solicitors.
Legal Costs
The purchaser will be responsible for the Council’s reasonable legal fees, which are 2.5% of the Purchase Price + VAT.
Gallery
