Summary - Ground, First, Second & Third Floor Offices, The Harpur Centre, Horne Lane, Bedford, MK40 MK40 1TS
1 bed 1 bath Office
Rare central development plot with immediate refurbishment and conversion potential.
- Substantial 18,557 sq ft four-storey central Bedford building
- Proposed conversion: 29 apartments (21×1-bed, 8×2-bed)
- Rooftop extension could add 10 units; vendor won’t sell subject to application
- Newly refurbished internal offices with 2 × 8-person lifts and AC
- Virtual freehold: 999-year lease at a peppercorn rent
- 30 on-site parking spaces available by negotiation
- Very high local crime rate and very deprived area — increased management risk
- No flood risk; broadband average, mobile signal excellent
This substantial four-storey building in Bedford town centre offers a clear redevelopment route for residential conversion: a proposed scheme for 29 apartments (21 × 1-bed, 8 × 2-bed) with potential for a further 10 units via rooftop extension, subject to planning. The property extends to approximately 18,557 sq ft NIA, is newly refurbished for office use, and comes with a virtual freehold (999-year lease at a peppercorn rent). Thirty allocated on-site parking spaces are available by separate negotiation.
The building is currently fitted out as modern open-plan offices with private rooms, meeting spaces, air conditioning, two 8-person passenger lifts and a bespoke reception — useful as temporary income or a ready base during conversion. The scheme is reportedly exempt from CIL, affordable housing and S106 obligations (subject to the occupancy test), which can materially improve scheme viability; purchasers must however verify these points independently.
Buyers should weigh clear development upside against contextual constraints. The vendor will not sell conditional on a rooftop extension application, so any additional massing must be pursued after purchase and will require planning approval. The location sits in a very deprived area with a very high local crime rate — factors that will affect tenant profiles, management costs and valuation assumptions. Broadband speeds are average, mobile signal is excellent, and there is no flooding risk.
This is a direct opportunity for an investor or developer comfortable with town-centre conversions and active asset management. The sizeable footprint and central location mean good flexibility for unit mixes, communal amenity and potential rental or sale values once converted, but the site will suit buyers who can underwrite planning risk, post-acquisition works and heightened management requirements due to the local context.
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