Auction: Wednesday 28 October 2026
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,
Description
Infill Development Plot, Land on the South Side of Shelley Road, Ashton-on-Ribble, Preston PR2 2DB
Guide Price: £40,000*
A freehold infill plot on the south side of Shelley Road, next to 35 Shelley Road, Ashton-on-Ribble, Preston PR2 2DB. It could suit a detached house or a pair of semi-detached homes, subject to planning. For sale by auction with Palace Auctions London at Claridge's, Mayfair, on Wednesday 28 October 2026.
The Plot
The land is registered as "land on the south side of Shelley Road, Ashton On Ribble, Preston". It has a gross area of approximately 658 sq m (7,083 sq ft), subject to a measured survey, and is reached from Shelley Road. Its size and shape could suit a single detached house or a pair of semi-detached homes, subject to planning permission. Indicative concept sketches for a pair of semi-detached homes are available. They are for illustration only, and there is no planning permission.
The site is currently overgrown and includes an area of standing water. It lies between the end of the Shelley Road terrace and the Lancaster Canal corridor.
Planning Context
Preston City Council supports well-designed small-scale development within existing residential areas, subject to design, amenity and other planning considerations. The emerging Central Lancashire Local Plan 2023–2041 will set future policy. Buyers should take their own planning advice and check with Preston City Council before bidding.
The Location
Ashton-on-Ribble is a popular residential suburb of Preston, with an established community, good local schools and green spaces. Preston city centre and the University of Central Lancashire (UCLan) are close by. Preston station offers fast trains to Manchester, Liverpool and London, and the area has good road links.
Regeneration
Preston is benefiting from the £434 million Preston, South Ribble and Lancashire City Deal, which is funding infrastructure, housing and jobs across the area. Strong rental demand comes from UCLan, one of the UK's largest universities.
Auction Details
[Lot TBC] will be offered at Palace Auctions London's live and online auction at Claridge's, Brook Street, Mayfair, London W1K 4HR, on Wednesday 28 October 2026 at 12 noon, unless sold prior. You can bid in person, online, by telephone or by proxy.
Deposit: 10%, payable on the fall of the hammer
Buyer's premium: 2% (including VAT)
Contract documents charge: £850 + VAT
Completion: within 28–56 days
The land has not been inspected by the auctioneers. Buyers should carry out their own due diligence, read the legal pack, and take independent legal and planning advice before bidding.
*Guide price plus buyer's premium and fees. The reserve will not be more than 10% above a single-figure guide.
Map Location
Property details
- Tenure
- Freehold
- Council Tax Band
- Ask Agent
- Date Posted
- 2026-09-01
Utilities & Restrictions
Utilities
- Electricity
- Ask Agent
- Water
- Ask Agent
- Heating
- Ask Agent
- Broadband
- Ask Agent
- Sewerage
- Ask Agent
Rights & Restrictions
- Public Rights of Way
- Ask Agent
- Private Rights of Way
- Ask Agent
- Listed Property
- Ask Agent
- Restrictions
- Ask Agent
Listed status, conservation areas and planning constraints for this location are in the full report.
Property Features
- Accessibility
- Ask Agent
- Parking
- Ask Agent
- Garden
- Ask Agent
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
Predicted 4G and 5G signal; 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
Environment Agency open data, checked around the advertised map pin for the listed acreage. Long-term risk counts flood defences; the planning map's flood zones do not. Provided by LandSale, not the listing agent, and not part of the agent's particulars. Risk varies across a holding, so verify before committing.
Rivers and the sea
Planning map: Flood Zone 2, about 20 metres away.
Surface water
Not at the pin: mapped about 10 metres away.
These bandings are the summary. Where this location sits on the flood maps, plus planning activity, heritage and ground risks, is in the full report.
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Listing agent
Palace Auctions (London) LTD, London