Land and TRS at Perrotts Brook, Gloucestershire

Cirencester Holiday Home Conversion – Former Pumping Station Auction Opportunity
Lot 51 – Palace Auctions London, Live and Online from Claridge’s, London, 12th August 2026
Guide Price: £40,000
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Rare Cirencester Investment – Historic Pumping Station with Holiday Home Potential
This is a unique opportunity to acquire a historic former pumping station on the edge of Cirencester, Gloucestershire, with lapsed or possibly begun planning consent for conversion to a holiday home. Located in the heart of the Cotswolds—widely recognised as the UK’s most profitable holiday let region—this property is offered as Lot 51 in the Palace Auctions London sale, live and online from Claridge’s, London, on 12th August 2026. Guide Price: £40,000.
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Introduction: Exceptional Cotswolds Investment
Welcome to one of the most compelling investment prospects in the UK’s leading holiday let market. This Cirencester holiday home conversion opportunity combines historic Victorian character, planning potential, and a prime Cotswolds location. Whether you are an individual buyer, property investor, or developer, this former pumping station offers the chance to create a unique holiday accommodation in a region renowned for strong tourism demand and robust rental yields.
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The Property: Former Pumping Station with Planning Potential
Set on the outskirts of Cirencester, this distinctive Victorian pumping station stands as a testament to the area’s rich heritage. The property benefits from lapsed or possibly even implied (begun) planning consent for conversion to a holiday home. This means the groundwork for transformation is already in place, subject to securing renewed or confirmed consent. The robust architecture and surrounding land provide a blank canvas for a bespoke holiday let project, blending period features with modern comfort.
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Auction Details: Secure Your Investment at Palace Auctions London
• Auction Date: 12th August 2026
• Lot Number: 51
• Guide Price: £40,000
• Venue: Claridge’s, London – Live and Online Bidding Available
• Full Listing and Legal Pack:

This property will be sold by Palace Auctions London, a leading name in UK property auctions. Immediate exchange of contracts is required on the fall of the hammer, with a 10% deposit due. Completion is typically within 28 days. Buyers must register and complete anti-money laundering checks. For the current auction catalogue and upcoming events, visit
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Cirencester: The Capital of the Cotswolds
Cirencester is celebrated as the “Capital of the Cotswolds,” a vibrant market town steeped in Roman history and surrounded by rolling countryside. Named among the top UK destinations for 2026 by Time Out, Cirencester attracts visitors year-round with its blend of heritage, culture, and modern amenities. The town’s thriving tourism sector is supported by over 1.6 million Cotswolds website users in 2024, reflecting robust and growing demand for holiday accommodation.
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Cotswolds Holiday Let Market: The UK’s Most Profitable Region
The Cotswolds is the UK’s most profitable region for holiday letting, with Cirencester at its heart. Key market data:
• Median Airbnb Revenue: £51,000 per year
• Average Holiday Let Income: £28,500 per year
• Occupancy Rate: 65%
• Average Daily Rate (ADR): £214 per night
• National Yield Ranking: Top 23% for short-term rental yield
• Nearly 2,000 active Airbnb listings in Cirencester and surrounds.

With high occupancy rates and strong income potential, Cirencester offers both immediate returns and long-term capital growth for holiday home investors.
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Planning Consent: Lapsed or Implied – What It Means for You
The site’s planning status is a significant asset. Lapsed planning consent means previous permission for holiday home conversion has expired, but if any material operation (such as foundations or demolition) was begun before expiry, the consent may still be valid (“implied/begun”). This legal nuance can streamline the path to development. Cotswold District Council’s policies (EC5, EC6, EC11) actively support the conversion of redundant rural buildings to holiday accommodation, especially where the structure is sound and the design respects local character. For more on UK planning law and guidance, see the GOV.UK Planning Portal and Cotswold District Council Planning.
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Real-World Success: Pumping Station Conversions Across the UK
There is a strong precedent for converting former pumping stations into high-value homes and holiday lets:
• West Sussex: A pumping station became a five-bedroom eco-home, generating £100,000 per year as a holiday let.
• Derbyshire: A Victorian pumping station was transformed into a £1 million modern home.
• Dungeness, Kent: WWII pumping station converted into a celebrated holiday home.

These examples demonstrate the enduring appeal and profitability of such unique conversions, especially in sought-after rural locations.
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Location Advantage: Proximity to Cotswold Water Park and Attractions
The property is just minutes from the Cotswold Water Park—Britain’s largest, with over 150 lakes across 40+ square miles. The park offers watersports, nature reserves, cycling, walking, angling, and the UK’s largest inland beach. Cirencester’s location also provides easy access to:
• Corinium Museum
• Roman Amphitheatre
• Cotswold Wildlife Park
• Bibury, Burford, Stow-on-the-Wold

This proximity ensures year-round appeal for holidaymakers seeking both relaxation and adventure.
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Accessibility: Connected to London, Midlands, and Beyond
Cirencester is exceptionally well-connected via the M4, M5, and A419, making it easily accessible from London, the Midlands, and the South West. This accessibility is a key driver of high occupancy rates and strong rental yields, as it broadens the potential guest base for any future holiday home.
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Long-Term Potential: Capital Growth and Flexible Use
Investing in a Cirencester holiday home conversion offers multiple long-term benefits:
• Capital Growth: The Cotswolds’ status as a premier UK destination supports ongoing property value appreciation.
• Flexible Use: Use as a personal holiday retreat, short-term let, or long-term rental.
• Sustainable Demand: Year-round tourism, local events, and natural attractions ensure steady demand.
• Heritage Value: Unique character properties command premium rates and attract discerning guests.
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Planning Pathway: Next Steps for Buyers
Prospective buyers should review the legal pack and consider engaging with Cotswold District Council for pre-application advice. The strong planning precedent and supportive local policies make this an attractive project for investors, developers, and self-build enthusiasts. Building regulations and heritage considerations will apply, but the groundwork for a successful conversion is already laid.
For valuation advice or to discuss your plans, visit or contact Palace Auctions London at
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Auction Process: Transparent, Secure, and Efficient
Palace Auctions London ensures a transparent and efficient auction process:
• Legal Pack: Available for download from the individual lot page in the auction catalogue (registration required)
• Deposit: 10% due on the fall of the hammer
• Completion: Typically within 28 days
• Buyer Registration: Required, with anti-money laundering checks
• Immediate Exchange: Contracts exchanged at auction

For more on the auction process and to register to bid, visit
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Why Invest in Cirencester Holiday Home Conversion?
• Low Entry Price: Guide price of £40,000 is a rare opportunity in the Cotswolds
• Historic Character: Unique architecture appeals to holidaymakers and investors alike
• Planning Potential: Lapsed or begun consent streamlines development
• Market Strength: Cirencester is a top UK holiday let market with proven yields
• Future-Proof: Ongoing tourism growth and infrastructure investment support long-term returns
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Summary & Call to Action
This Cirencester holiday home conversion is a rare chance to secure a historic property with planning potential in the UK’s most lucrative holiday let region. With a guide price of just £40,000, strong planning precedent, and year-round tourism demand, this former pumping station offers outstanding long-term investment prospects.
Ready to invest in the future of the Cotswolds? Register for the auction, download the legal pack, and contact Palace Auctions London for expert advice.
For more information, visit the full listing and current auction catalogue at or contact our valuation team at
For authoritative guidance on planning and property investment, see the GOV.UK Planning Portal and Visit England Cotswolds.
Don’t miss this unique Cirencester holiday home conversion opportunity—bid with 12th August 2026.