Main Road, Toynton All Saints, PE23
East of England
£140,000Guide Price
Listed on 30/10/2026
Listed on 30/10/2026
The listing
Property details
Bedrooms
N/AType
PlotArea
3276 sqftDescription
Offered at auction, this freehold site extends to just under half an acre and includes a former vehicle workshop of approximately 3,276 sq ft. The building is of brick and block construction, with an original 1950s section and a later rear extension. It has suffered substantial fire damage at the rear and is unsafe to enter. The original section has steel roof trusses and an asbestos roof, while the extension has timber roof trusses. The former extension also contained a WC and kitchen. Mains water and electricity are connected, with drainage to a private system.
The plot is mainly surfaced with gravel, hardcore and road planings. It is enclosed by fencing, hedging and front gates, and sits among residential properties near the edge of Toynton All Saints, with open farmland behind. The site is currently classified for Business Use Class E. The seller notes potential for residential redevelopment, subject to the necessary planning permission; no planning consent is stated. The freehold is held under two separate titles.
WHOTS analysis
Our WHOTS verdict
An internal assessment of the opportunity to acquire, improve and create value.
47out of 100
Grade ELow opportunity
Confidence: LOW
At a £140,000 guide, this is exceptionally cheap against the local £/sqf benchmark, making the acquisition price a clear opportunity. But this is a former workshop site, not a house ready for renovation: the building has substantial fire damage, missing or displaced roof sections and is stated to be unsafe to enter. The guide is not a ceiling; bidding can take the hammer above it, so the eventual price may not stay this cheap.
The appeal is the nearly half-acre plot, gated road access and open position near the edge of the village, with farmland and countryside walks nearby. The listing points to possible residential redevelopment, but the site is currently in Business Use Class E and any housing scheme would depend on planning permission. Overall, the low guide is compelling, but the severe condition and elevated delivery risk make this a low-opportunity, heavy-scale project rather than a straightforward value-add.
Key opportunities
- Nearly half an acre with gated road access gives scope to rethink the site and its layout, subject to the necessary permissions.
- The village-edge setting, neighbouring homes and open farmland provide a distinctive context for exploring the residential potential identified in the listing.
- The exceptionally low guide price versus the local £/sqf benchmark is a strong acquisition-price advantage.
Key risks
- The workshop has visible rear fire damage and missing or displaced roof sections; the building is stated to be unsafe to enter.
- Fire-damaged, unsafe premises, roof damage and debris across the plot point to a heavy site-clearance and full rebuild programme, not a cosmetic refresh.
- Residential redevelopment is only a stated possibility: the site is currently Class E, and no planning consent or scheme is supplied.
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Transport
Nearest stations
Thorpe Culvert Rail Station
5.2 miles
Train · Thorpe Culvert
Wainfleet Rail Station
7.0 miles
Train · Wainfleet All Saints
Havenhouse Rail Station
8.3 miles
Train · Havenhouse
Skegness Rail Station
10.4 miles
Train · Skegness
Contains public sector information from NaPTAN (DfT) licensed under the Open Government Licence v3.0.
Finance
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Illustrative repayments based on the asking price, not a mortgage offer.
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£
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Current average 2-year fixed rate is 4.45%
Current average variable rate is 6.60%
Monthly Repayments
£529
Based on a loan of £105,000 over 30 years at 4.45% interest
These results are estimates and are only intended as a guide. Make sure you obtain accurate figures from your lender before committing to any mortgage. Your home may be repossessed if you do not keep up repayments on a mortgage.
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