Land at Shelley Road, Preston, Lancashire
- Use Class
- Use Class: Sui Generis
Key Features
- Freehold infill plot of approximately 462.39 sq m adjacent to 35 Shelley Road, Preston PR2 2DB.
- Guide price £40,000 — comparable Preston PR2 infill plots with planning have sold for £70,000–£145,000.
- Suitable for a single detached dwelling or a pair of semi-detached homes, subject to planning permission.
- Located in Ashton-on-Ribble, a popular residential suburb with strong community feel and good amenities.
- Supported by Preston City Council's Local Plan, which encourages small-scale residential infill development.
- Close to the University of Central Lancashire (UCLan), supporting strong local rental demand.
- Excellent transport links to Preston city centre, with rail connections to Manchester and Liverpool.
- Shelley Road homes average £115,000, with the wider PR2 postcode averaging £194,061.
- Set to benefit from Preston's £434 million City Deal regeneration programme across housing and infrastructure.
- For sale by auction with Palace Auctions, Lot 22, Claridge's Mayfair, 12 noon, Wednesday 23rd September 2026.
Description
Infill Development Plot for Sale — Adjacent to 35 Shelley Road, Preston PR2 2DB
Rare infill plot adjacent to 35 Shelley Road, Ashton-on-Ribble, Preston PR2 2DB, suitable for a detached dwelling or semi-detached pair, subject to planning. Guide price £40,000. For sale by auction with Palace Auctions at Claridge's, Mayfair, on 23rd September 2026 at 12 noon (Lot 22).
The Plot
This freehold infill plot measures approximately 462.39 sq m (subject to measured survey), with good frontage and access from Shelley Road. Its size and configuration suit a single detached dwelling or potentially a pair of semi-detached homes, subject to planning permission. Comparable infill plots in Preston PR2 with planning consent have achieved £70,000–£145,000, with local land values ranging from £120–£300 per sq m — positioning this £40,000 guide price as strong value with clear upside.
Planning Context
Preston City Council's Local Plan and the Central Lancashire Core Strategy Policy 1(f) both encourage small-scale infill development within established residential areas, subject to design and amenity considerations. Buyers are advised to consult the Preston City Council Planning Portal for site-specific guidance before bidding.
The Location
The plot sits in Ashton-on-Ribble, a popular residential suburb within PR2, known for its established community, good local schools, and green spaces. Average house prices in PR2 stand at £194,061, with Shelley Road itself averaging £115,000 for sold homes, reflecting steady growth and robust local demand.
Transport & Amenities
The area offers excellent transport links, with easy access to Preston city centre, the University of Central Lancashire (UCLan), and major road networks, plus swift onward connections to Manchester and Liverpool via Preston railway station. Local shops, parks, and leisure facilities are all within easy reach, making the area popular with families, professionals, and students alike.
Regeneration
Preston is benefiting from the £434 million City Deal, driving investment in infrastructure, housing, and employment across the region. Ashton-on-Ribble is well placed to benefit from this growth, alongside strong rental demand generated by UCLan, one of the UK's largest universities.
Auction Details
For sale by auction with Palace Auctions London, Lot 22, at Claridge's, Brook Street, Mayfair, London, on 23rd September 2026 at 12 noon, with in-person, online, telephone, and proxy bidding available. A 10% deposit is payable on the fall of the hammer, plus a 2% buyer's premium (inclusive of VAT) and a £1,000 + VAT administration fee. Completion is required within 28–56 days. The land has not been inspected by the auctioneers, so buyers should undertake their own due diligence, review the legal pack, and seek independent legal and planning advice before bidding.
Map Location
Property details
- Tenure
- Freehold
- Council Tax Band
- Ask Agent
- Date Posted
- 2026-09-01
Utilities & Restrictions
Utilities
- Electricity
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- Water
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- Heating
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- Broadband
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- Sewerage
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Rights & Restrictions
- Public Rights of Way
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- Private Rights of Way
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- Listed Property
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- Restrictions
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Listed status, conservation areas and planning constraints for this location are in the full report.
Property Features
- Accessibility
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- Parking
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- Garden
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Beyond the particulars: planning activity, flood history, heritage and ground risks, checked for this exact spot.
Connectivity
Broadband
Fastest speed available at this postcode
10 Gbps
Gigabit full fibre
Suitable for
- 4K streaming on every screen
- Full-time home working
- Online gaming & big downloads
Mobile signal
Outdoor predictions; indoor signal depends on building materials.
Ofcom Connected Nations postcode-level predictions. Speeds and signal are modelled, not measured, and vary between addresses and providers.
Signal is the easy part. Planning activity, flood history and protected designations here are in the full report.
Nearest Schools
Primary
- Sacred Heart Catholic Primary School, Preston503 metresOfsted: Good
- Ages
- 4 to 11
- Pupils
- 209
- Type
- Academy converter
- Faith
- Roman Catholic
- The Roebuck School516 metresOfsted report card · Mar 2026
- Ages
- 3 to 11
- Pupils
- 340
- Type
- Community school
- English Martyrs Catholic Primary School, Preston849 metresNo Ofsted rating
- Ages
- 3 to 11
- Pupils
- 229
- Type
- Voluntary aided school
- Faith
- Roman Catholic
- Ashton-on-Ribble St Andrew's Church of England Primary School0.8 milesOfsted: Good *
- Ages
- 5 to 11
- Pupils
- 424
- Type
- Voluntary aided school
- Faith
- Church of England
- St Ignatius' Catholic Primary School, Preston1 mileOfsted: Good
- Ages
- 4 to 11
- Pupils
- 193
- Type
- Academy converter
- Faith
- Roman Catholic
Secondary
- Our Lady's Catholic High School1.1 milesOfsted: Good
- Ages
- 11 to 16
- Pupils
- 902
- Type
- Voluntary aided school
- Faith
- Roman Catholic
- Moor Park High School and Sixth Form1.2 milesOfsted report card · Jan 2026
- Ages
- 11 to 18
- Pupils
- 599
- Type
- Foundation school
- Ashton Community Science College1.3 milesNo Ofsted rating
- Ages
- 11 to 16
- Pupils
- 837
- Type
- Community school
- Archbishop Temple Church of England High School1.3 milesOfsted: Good *
- Ages
- 11 to 16
- Pupils
- 891
- Type
- Voluntary aided school
- Faith
- Church of England
- Penwortham Girls' High School1.3 milesOfsted: Outstanding
- Ages
- 11 to 16
- Pupils
- 799
- Type
- Community school
- Gender
- Girls
* Latest graded judgement covers quality of education only; no overall grade was issued under the 2024-25 inspection framework.
Distances are straight-line from the advertised location. Source: the national school registers (DfE, Welsh Government, Scottish Government) and Ofsted.
Schools are just the start: sold prices nearby, planning activity and any flood history are in the full report.
Amenities
Supermarket
GP surgery
Pharmacy
Hospital
Green space
Straight-line distances from the advertised location. Sources: NHS records, Geolytix supermarket locations, OS Open Greenspace and the national trails registers.
The area stacks up? Now check the location itself: planning nearby, protected designations and past flooding.
Getting Around
Nearest station
Nearest bus stop
Typical drive times
Straight-line distances from the advertised location; drive times are typical free-flow times over OpenStreetMap road data, so allow more at peak. Public transport locations from DfT NaPTAN.
Easy to reach matters. So do planning activity, flood history and ground risks: all in the full report.
Flood Risk
From Environment Agency flood map open data, checked around the advertised map pin and allowing for the listed acreage where known. This summary comes from LandSale, the advertising platform, not from the listing agent, and is not part of the agent's particulars. Risk can vary across a single holding, so verify anything critical through your own searches before committing.
Rivers and the sea
Surface water
The detail behind these bandings
The full report pinpoints where this location sits on the flood maps, and runs the deeper checks that usually only surface after an offer.
- Exact flood zones & annual chances (included in the full report)
- Any recorded past flooding (included in the full report)
- Planning activity nearby (included in the full report)
- Heritage & conservation (included in the full report)
- Protected nature designations (included in the full report)
- Ground risks (included in the full report)
- Sold prices nearby (included in the full report)
£14.99 · one-off purchase
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Listing agent
Palace Auctions (London) LTD, London