Northgate, Cottingham HU16
Yorkshire
£299,950
Listed on 11/09/2026
Listed on 11/09/2026
The listing
Property details
Bedrooms
1Type
LandFeatures
- Parking
Description
Needler Hall is an historic former private residence in Cottingham, later used predominantly as university halls of residence. The property is offered as a development project, with planning permission described for conversion of the main building into eight apartments: four one-bedroom ground-floor flats and four two-bedroom duplex flats over the first and second floors. The listing also states that permission is in place for a separate four-bedroom detached house within the grounds.
The approved scheme includes parking for 15 vehicles, landscaping and refuse storage. The agent notes that a Section 106 agreement requires affordable housing and recreational facilities contributions, estimated at approximately £30,000 and payable by the purchaser. The building is currently described as being in disrepair, and internal viewings may be difficult. Buyers should verify the planning documents, obligations, building condition and development costs before proceeding.
WHOTS analysis
Our WHOTS verdict
An internal assessment of the opportunity to acquire, improve and create value.
32out of 100
Grade ELow opportunity
Confidence: LOW
Needler Hall offers an unusually ambitious project: the listing says planning permission covers eight apartments in the historic main building, a separate four-bedroom house, parking and landscaping. Its period character, mature trees and open grounds give the scheme a distinctive canvas, but the photos show a building in severe disrepair, with boarded openings and a substantial damaged or missing section of external wall. The roof’s condition cannot be confirmed from the photos.
This scores as a low opportunity overall, with elevated risk and limited evidence to assess the economics. Floor area for the existing property is missing, so value against local £/sqf cannot yet be judged; the listed unit sizes do not establish the whole site’s value. There is no renovation range available to quantify the works. The stated Section 106 contributions of about £30,000 also need to be factored in, and the planning permissions, conditions and feasibility should be checked before relying on the proposed scheme.
Key opportunities
- Rework the historic main building into the eight apartments described in the planning scheme, retaining and showcasing its period character.
- The permitted separate four-bedroom house, 15 parking spaces and planned landscaping offer scope to shape a broader residential scheme around the mature trees and open grounds.
Key risks
- Boarded openings and a substantial damaged or missing section of external wall point to major building work; the roof condition is not confirmed.
- The building’s severe disrepair makes this a substantial development programme rather than a cosmetic refresh, with scope and budget needing careful assessment.
- The stated Section 106 contributions total about £30,000; check the planning conditions and feasibility of the proposed scheme.
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Current average 2-year fixed rate is 4.45%
Current average variable rate is 6.60%
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£1,133
Based on a loan of £224,962 over 30 years at 4.45% interest
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