FOR SALE BY ONLINE TIMED AUCTION ON WEDNESDAY 27TH MAY 2026 - GUIDE PRICE £225,000 - £275,000
A superb opportunity to acquire this former pub on a plot of 0.29 acres (approx) in the centre of Driffield, which benefits from planning permission to convert it to 4 townhouses with permission for 2 further semi-detached houses in the rear grounds. The desirable location next to the church and close to the centre of this thriving town means it is sure to attract considerable interest.
The Red Lion is a three-story building, and the planning permission granted allows its redevelopment into 4 townhouses, with rear extensions from the current structure. They would consist of 3 three-bedroom properties (one with a games room) and 1 four-bedroom property. Each would have a rear garden of various sizes and 2 parking spaces within the grounds at the rear that can be accessed via Church Lane. Further information can be seen via the Public Access area of the East Yorkshire Council Planning Portal with the application No/23/00022/PLF. Currently, there is a 3-bed living accommodation on the top floor, which used to be the former pubs managers flat.
In 2025, permission was granted for the construction of two new build 2 storey 2 bedroom semi-detached properties on the southwestern side of the plot. These two-bedroom properties would have reasonably sized gardens with a home office and one parking space each. Further information can be seen by via the Public Access area of the East Yorkshire Council Planning Portal with the application No/25/00767PLF/PLF.
Given the size of the property, its outside space as well as its location a range of other uses for the property may be of interest to potential purchasers (subject to necessary permissions).
LOCATION
Driffield is a thriving market town located in East Yorkshire. The town provides an extensive range of shops, pubs, restaurants and other local amenities, which are supplemented by those in Beverley, Bridlington and at a further distance, those in York and Hull. It is known as the Capital of the Yorkshire Wolds and provides great access to the wonderful surrounding countryside as well as the East Yorkshire coast.
Proposed Accommodation
From the redevelopment of the existing building
No 56
Ground Floor - Living Room, Kitchen, Sun Room, WC Cloaks
1st Floor - Bedroom with Ensuite Shower Room, Bathroom
Second Floor - 2 Bedrooms & Shower Room
Outside - Rear Garden and 2 Parking Spaces
No 57a
Ground Floor - Living Room, Kitchen, Sun Room, WC Cloaks.
First Floor - 2 Bedrooms & Bathroom
Second Floor - Bedroom with En Suite and Dressing Room
Outside - Rear Garden and 2 Parking Spaces
No 57b
Ground Floor - Living Room, Kitchen, Sun Room, WC Cloaks.
First Floor - 2 Beds (both with En Suite)
Second Floor - 2 Bedrooms and a Bathroom
Outside - Rear Garden and 2 Parking Spaces
No 57c
Ground Floor - Living Room, Kitchen (with access to substantial cellar and storage area), Sun Room, WC Cloaks.
First Floor - 2 Bedrooms and a Bathroom.
Second Floor - 1 Bedroom (en-suite), Lounge and Gaming Area.
Outside - Rear Garden and 2 Parking Spaces
Two 2 Bedroom Semi Detached Houses to the rear.
Ground Floor -Hallway, WC Cloaks, Living Room and Dining Kitchen
First Floor -2 Bedrooms and a Bathroom
Outside
There is a small garden to the front, with a larger garden to the rear with a home office and 1 parking space each.
EPC
D95.
Tenure
Freehold.
Services
The property is believed to be connected to all mains services.
Agents Notes
A right of way across the yard exists for maintenance of the one of the neighbouring properties. A more general right of way was in existence, but we understand that with the agreement of both parties it was reduced to a right of access for maintenance only, which we believe would be available under the party wall act anyway.
VAT
The purchase price of the property is subject to VAT, however in certain circumstance the VAT element would not be payable or could be reclaimed. Interested parties should speak to their professional advisors to determine their own situation. If VAT is payable, then Stamp Duty Land Tax (SDLT) will be payable on the total purchase price including VAT.
Method of Sale
The property will be offered for sale by online traditional auction with bidding commencing at 12 noon on Monday, 25th May 2026 and closing on Wednesday, 27th May 2026 at 1.00pm. For further legal information relating to this lot, please log on to auctionhouse.co.uk/hullandeastyorkshire
Conditions of Sale
The property will be sold subject to conditions of sale, copies of which will be available for inspection at the auctioneer’s offices, with the solicitors and on-line at auctionhouse.co.uk/hullandeastyorkshire prior to the date of the auction.
Additional Fees
The purchaser will be required to pay an administration charge of 0.3% inc. VAT, subject to a minimum of £900 (£750 plus VAT) and a buyer’s premium of £900 (£750 + VAT) in addition to the purchase price of the property.
Guide Price
Guides are provided as an indication of each sellers minimum expectation. They are not necessarily figures which a property will sell for and may change at any time prior to the auction. Each 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.
Disbursements
Please see the legal pack for any disbursements listed that may become payable by the purchaser on completion.
Solicitors
HNW Law, Suite 17, The Cadcam Centre, High Force Road, Riverside Park, Middlesbrough, TS2 1RH, Ref: Rachel Williamson, Tel: 01642 050 800
Online bidding
If you want to bid on this property, copy and paste the link below into your URL bar or into a Google search and it will take you to a video that explains the process: youtube.com/watch?v=ImXr4HXR36c
Tenure : Freehold
Using your investment as a 25.00% deposit and £ 5,833 in costs for purchasing and getting ready to let.
The refurbishment budget is set to 2.50% of the purchase price, but this will vary dependent on the suitability of the property for the rental market. Select a value that you feel is appropriate to the condition of the property.
This will vary between lenders, type of report and whether or not you are buying with a mortgage, for advice on which type of survey would be appropriate speak with an advisor from Preston Baker Financial Services.
Lenders will often charge a fees for the arrangement of a mortgage, for advice on what lenders may charge, speak with an advisor from Preston Baker Financial Services. Your home may be repossessed if you do not keep up repayments on your mortgage.
This is the sum of mortgage admin, land registry, search, bank transfer and any other fees incurred.
Purchase costs include assumed mortgage and survey costs which are estimated. For a quote contact a Preston Baker Financial Services mortgage advisor who can provide you with current and accurate information. The stamp duty calculation has applid the 3% stamp duty surcharge on the basis that this will be a second property.
This is the percentage of the rent that you will spend maintaining the property.
Ground Rent only applies to leasehold properties. This is an assumed ground rent, the confirmed figure can be found in the Property Information Questionnaire.
Service charge only applies to leasehold properties. The correct figure can found in the Property Information Questionnaire answered by the seller.
This is a standard, indicative figure only. Properties that have a service charge often have this included withing that charge. Please consult the Property Information Questionnaire for more information.
This is the assumed rate of house price inflation.
This is the property value at the end of the investment based on an assumed rate of % house price inflation.
| Tax Band | % | Taxable Sum | Tax |
| less than £250k | 0 | ||
| £250k to £925k | 5 | ||
| £925k to £1.5m | 10 | ||
| rest over £1.5m | 12 |
| Tax Band | % | Taxable Sum | Tax |
| less than £250k | 3 | ||
| £250k to £925k | 8 | ||
| £925k to £1.5m | 13 | ||
| rest over £1.5m | 15 |
| Tax Band | % | Taxable Sum | Tax |
| less than £425k | 0(5)** | ||
| £425k to £625k | 5 | ||
| £625k to £925k | 5 | ||
| £925k to £1.5m | 10 | ||
| rest over £1.5m | 12 |
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