Success Stories

Check out some of our past successes

Explore our collection of compelling case studies showcasing properties that have achieved remarkable success through Robinson & Hall Auctions. Each case study offers valuable insights into the dynamics of auction sales and the diverse range of properties that have thrived under our expert guidance.

Residential

Residential property that either offers a suitable yield to an investor as a rental property, or a property where the value can be improved, can do very well being sold at auction. Buyers can often envisage great potential and may be prepared to limit their margin or closely manage their costs.

The Gables, Caddington

Guide price: £250,000

Sold price: £370,000

This detached chalet house had extensive cracks throughout and an ongoing subsidence claim.

We entered it into our May 2020 auction at a higher price than we recommended. The guide price was £320,000, only 8 people visited the property and feedback was negative. With little chance of a sale, we withdrew the property to allow the seller to agree a settlement figure with his insurers.

The property became available again the following February, without the benefit of any continuation of insurance, as by now the seller had settled and been paid.

This time we offered the house at our recommended guide price of £250,000 and the reaction was totally different. Instead of just 8 viewers, we had 45. There were also a number of pre-auction offers that were rejected, and the property sold at auction for £370,000.

62 Kings Road, Rushden

Guide price: £65,000

Sold price: £98,000

In July 2024, our referring agent valued this 2-bedroom maisonette in top order at £115,000, but given the poor condition, suggested an asking price of £85,000. The advice was also to consider auction as a route to market, partly because of the condition but also, because the property was empty, it was no longer generating any income. Solicitors seem to take such an extraordinary long time to complete transactions on leasehold property, so it was very unlikely that the property would complete in 2024 were the sale to be concluded by an estate agent.

Instructed on the 4th July, the property sold in the room (contracts exchanged), on 7th August for £98,000, with a fixed completion date of 5th September.

76 Brookfield Road, Bedford

Guide price: £180,000

Sold price: £280,000

The advice from our referring agent was that they had recommended an asking price of £250,000, hoping to achieve £240,000, but given the house was in such poor condition, the chances of the sale succeeding after survey were slim.

Re-offered houses that have previously fallen after survey are hard to sell a second time. We agreed a guide price of £180,000 and five weeks later, with plenty of bidders, it sold in the room for a surprisingly high amount: £280,000!

7 Dunster Gardens, Bedford

Guide price: £250,000

Sold price: £380,000

The owners of this family home had emigrated to America, leaving it vacant and on the market with a reputable local agent, asking £385,000. Unfortunately, the water supply hadn’t been turned off and a cold spell saw a bad water leak causing extensive damage. With ceilings down, warped floors, damaged electrics and woodwork, plus with the owners living stateside, we provided the easiest solution.

We entered the property at £250,000, the house sold in the room for £380,000, £40,000 above our estimate and just £5,000 less than the asking price before the leak.

Land

The prices achieved for small parcels of land at auction can often raise eyebrows. Typically, we see buyers gain enormous confidence from many other willing bidders in applying their calculations of any hope value. Afterall, land is being developed today that 10 years ago people would have assumed there to be no chance. Land is in short supply, and as the saying goes ‘they aren’t making any more of it’.

Mad Dog Paddock, Little Odell

Guide price: £125,000

Sold price: £450,000

Despite being set between residential property within this small hamlet to the north of Bedford, an application and a subsequent application at appeal had been refused to convert this concrete portal frame barn under a Class Q category change of use, into a residential dwelling. The building benefited from eight acres of land to the rear, although a public footpath crossed diagonally.

Having exhausted the planning process, the sellers decided to draw a line and sell. We offered the property with a guide of £125,000. The price they sold for was the same that they hoped to achieve had they been granted their change of use, £450,000!

Rear Garden of 40 Sandy Road, Willington, Bedford

Guide price: £20,000

Sold price: £60,000

The original selling agent had included this long strip of garden with the house sale, and the property had failed to sell, having an aborted sale agreed at £350,000. We offered the house at £250,000 and the separate strip for £20,000, the combined sale price was an impressive £364,000 but that long strip of garden alone sold for a very impressive £60,000!

Land West of West End Road, Kempston

Guide price: £35,000

Sold price: £200,000

The seller of this two acre paddock, which was adjacent to other paddocks and opposite farmland, was certain it was worth £70,000 or £35,000 an acre. We recommended a guide of £17,500 an acre (£35,000 in total) as we believed buyers would engage much better at that level. Afterall, with strong interest the sale price takes care of itself, and here it certainly did, selling in the room for £200,000!

Commercial & Mixed Use

In general, sale prices of commercial and mixed use property are more measured, it isn’t common for such property to achieve excessive amounts at auction, unlike some residential properties or small parcels of land. The buyer profile is that of an investor, basing the value against the achievable rental income, the yield, not someone speculating against any perceived increase in value through improvements. Borrowing costs are higher which also has an impact on any net income, and this increases the percentage yield that is sought.

The key benefit for a seller is primarily speed, as often commercial property can remain on the market with agents for years.

The Wheatsheaf, Maids Moreton

Although a popular village pub with a strong clientele, the owners were aware that having always re-invested much of their income in maintaining and improving the property, the overall profit margin was low.

Having decided it was time to call time, and with so many village pubs on the market, a sale by auction was considered. We were instructed on the 27th June and exchanged contracts with a buyer pre-auction, on the 5th August, less than 6 weeks from instruction to exchange!

15 Market Square, Buckingham

Guide price: £150,000

Sold price: £208,000

This small Grade II listed vacant shop, with a further two small floors above, first came to market in 2016 and remained unsold.

Four years later, in October 2020 we were instructed to sell it at auction. Our guide price was £150,000 and it sold for £208,000, equivalent to a 9% yield against the expected rental income.

55-57 High Street, Sandy

This mixed use freehold property comprised a let shop on the ground floor and two flats above, one let and the other vacant. In addition, there was a small yard at the rear and a store.

The property entered into our June 2023 auction, it sold in the room, six weeks from instruction to exchange, for £470,000, with minimal disruption to both sets of tenants.

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Price Information

*Guides are provided as an indication of each seller’s minimum expectation. They are not necessarily figures which a property will sell for and may change at any time prior to the auction. Each property will be offered subject to a Reserve (a figure below which the Auctioneer cannot sell the property during the auction) which we expect will be set within the Guide Range or no more than 10% above a single figure Guide.

Additional Fees Information

Please be aware there may be additional fees payable on top of the final sale price. These include and are not limited to administration charges and buyer’s premium fees payable on exchange, and disbursements payable on completion. Please ensure you check the property information page for a list of any relevant additional fees as well as reading the legal pack for any disbursements.