Outbuildings, Glen Mooar Road, St. John's, IM4 3AQ, St John's
Description
An exceptional and rare opportunity to acquire a collection of traditional Manx stone stables and outbuildings in the heart of St. John’s, one of the Isle of Man’s most historic and sought-after settings. Situated just moments from Tynwald Hill, this unique site enjoys a prime position steeped in Manx heritage, while offering the tranquillity of an idyllic countryside backdrop. Offered with full planning permission for conversion into an exclusive development of 1, 2 and 3 bedroom luxury homes, the approved scheme presents an exciting opportunity to sensitively restore and reimagine these atmospheric buildings. The vision combines retained character features with contemporary, high-specification finishes, creating a boutique collection of refined countryside residences. Nestled close to the beautiful River Neb, the setting offers peace and natural beauty, with riverbank walks and open countryside on the doorstep. A short stroll leads to the renowned Tynwald Mills, home to boutique shopping and inviting cafés. The village of St John’s itself provides a welcoming pub and café restaurant, as well as its picturesque green and historic church, all contributing to a strong sense of community. For wider amenities, the charming coastal town of Peel lies approximately 2.5 miles away, offering a sandy beach, marina, independent eateries and the historic Peel Castle, alongside the popular House of Manannan museum. The site is also conveniently positioned on the main bus route serving Douglas, Peel and Ramsey, ensuring excellent connectivity without reliance on a car. Glen Mooar has remained in the same family ownership for over 100 years, passed down through four generations, and carries with it a deep sense of heritage and provenance. This is a truly special development opportuni…
‹ Back to searchNot marked as sole agency on the original listing, so this property may also be marketed by other agents not captured in this data.
Nearby
- SchoolBunscoill Ghaelgagh0.32 mi · 7 min walk · 1 min drive
- GP surgeryPeel Doctors2.8 mi · 59 min walk · 9 min drive
- DentistRegent Dental Practice2.2 mi · 47 min walk · 7 min drive
- SupermarketTesco2.7 mi · 58 min walk · 9 min drive
- PubWhite House3.0 mi · 64 min walk · 10 min drive
- RestaurantThe Hawthorn1.9 mi · 40 min walk · 6 min drive
- CaféGreen's0.30 mi · 6 min walk · 1 min drive
- Petrol stationEVF2.9 mi · 61 min walk · 9 min drive
- AirportIsle of Man Airport11.2 mi · 36 min drive
Nearest match in each category, from a fixed list of Isle of Man amenities — not every pub, café or shop on the island, so treat this as a useful sample, not a complete picture. Distances are straight-line ("as the crow flies"), multiplied by 1.3 to approximate real road-network distance — this is an estimate, not turn-by-turn routing, and actual walking/driving routes may differ. Times assume constant average speeds appropriate to the Isle of Man's roads and 25/35mph limits: walking 4.5 km/h, cycling 14 km/h, driving 30 km/h — not open-road speeds, and they don't account for traffic, parking or terrain.
Masts nearby
- Communication towerBeary Park1.3 miles away · Arqiva · 45 m tall
Read this before drawing a conclusion. These are masts mapped by OpenStreetMap contributors — 38 communication structures for the whole island, 29 of them tagged as carrying a mobile network. The operators run considerably more sites than that, so a mast not shown here is not evidence there isn't one. There is no official Isle of Man mast register to check against: Ofcom's Sitefinder never covered the island and the Communications Commission publishes no list. Nothing in this data says which generation a mast carries, so none of it can tell you whether a site is 5G.
What the numbers on this listing say
- New to this site 2 days ago. Little negotiating history has built up yet.
Assembled from this site's own record of the listing and the Isle of Man Government sold-price register. It deliberately makes no recommendation and no valuation — it reports what is measurable and leaves the judgement to you.
What this purchase costs beyond the asking price
Duty is charged in slices, so each rate applies only to the part of the price inside its band. Three categories exist: owner-occupier (nothing on the first £230,000, 1% to £500,000, 2% above) — £6,700 here; resident but not owner-occupier, a second home or a let (2%, 2.5% above £3m) — £14,000; and non-resident (4%, 4.5% above £3m) — £28,000. Which one you fall into is a question about you, not about the property, and the Registry decides it. Scale set by the Land, Deeds and Probate Registries (Fees and Duties) Order 2023, in force 1 May 2023 — check the Central Registry's own calculator or ask your advocate for the figure that actually applies. This site is not a tax adviser and takes no fee from anyone named on this page.
What it would cost each month
The interest rate above is a placeholder you should replace with a real quote — this site holds no lender rates, is paid nothing by any lender, and is not advice. Land Registry duty is calculated from the published band scale; everything else follows from the numbers you type.
Getting connected
Four providers sell residential broadband on the island: Manx Telecom, Sure, Wi-Manx, BlueWave Communications. Manx Telecom owns and operates the fixed network the others largely resell, so what is physically available at an address is usually a Manx Telecom question whoever ends up billing you.
This site has no per-address availability feed and makes no claim about the speed, technology or price at this property — a "fibre available here" badge that turned out to be wrong on completion day would be worse than no badge at all. Check with a provider against the actual address before you rely on it. No provider pays this site anything, and these are ordinary links, not referrals.
What would improving it be worth?
Value added is the extra floor area priced at £2,651/m² — the midpoint asking price per m² among 28 Isle of Man properties currently for sale that publish a floor area. Cost uses real Isle of Man build rates: £4,000–£6,000/m² new build and £2,000–£4,000/m² refurbishment, depending on quality. Net is against the mid rate. The last column is how often Isle of Man actually grants that kind of application.
| Improvement | Value it might add | Likely cost | Net | Granted |
|---|---|---|---|---|
| Add a bedroom (single-storey extension) A modest double plus circulation, built new. ~14 m² |
£37,116 | £52,500 14 m² · mid spec new build range £42,000–£63,000 |
−£15,384 | 0% (314) |
| Loft conversion with a bedroom Works inside an existing roof, so it prices as refurbishment rather than new build — which is why it usually wins. ~20 m² |
£53,023 | £41,000 20 m² · mid spec refurb range £33,000–£50,000 |
+£12,023 | 0% (46) |
| Two-storey extension Roughly 14 m² on each of two floors. ~28 m² |
£74,232 | £105,000 28 m² · mid spec new build range £84,000–£126,000 |
−£30,768 | 0% (66) |
| Garage, annexe or outbuilding Detached space is worth less per m² than main-house floor area. ~18 m² |
£28,632 | £67,500 18 m² · mid spec new build range £54,000–£81,000 |
−£38,868 | 0% (199) |
Two things it cannot see. First, it prices floor area at the local average rate — it doesn't know your plot, your roof, your outlook, or whether an extension is physically possible; nor whether your street has a ceiling price that no amount of extending beats. Second, the rate comes from asking prices of other properties currently for sale, because the Isle of Man's sold register records no floor areas at all — so it reflects what sellers ask, not what buyers paid.
The obvious alternative method is worse, which is why it isn't used here: comparing a typical 3-bed with a typical 4-bed suggests a bedroom is worth around £430,000 island-wide. It isn't — a 4-bed is generally a bigger house on a bigger plot, so that figure measures the mix of what's for sale, not the value of adding a room.
Before spending anything, get a builder's quote and talk to an architect — what work of this kind actually gets approved here shows how often applications like yours succeed, and on what grounds the refusals go.
Building work on this property
Same estimate model this site uses on its planning pages (UK cost ranges with the Isle of Man's 18% uplift) — a rough starting point, not a quote. Always get quotes from an Isle of Man builder before budgeting.
See also all Isle of Man property professionals — architects, surveyors, mortgage brokers and trades.
Sale history
No prior sale found in the Isle of Man property register for this address.
Planning history
| Application | Description | Status |
|---|---|---|
| 17/00337/GB | Demolition of structures in poor state, construction of garage, new driveway and conversion of outbuildings in to residential accommodation … | Withdrawn Look up 17/00337/GB on the official register |
Matched by house name/street and parish against Isle of Man planning applications decided between 4 Jan 2011 and 29 Dec 2023 (the government published no 2017 files, so that year is absent) — coverage is partial and not a unique-ID lookup. No bare decision date is available in this data, so the application number (which embeds its year) is shown instead. Where a "Worked on by" name appears, it's a known architect or surveyor cross-referenced by the same application number — worth a call before commissioning a fresh survey.
Search the official register for anything since 2023
Estimated cost of live planning permissions
Isle of Man planning permissions lapse 3 years after grant if unbuilt; these applications fall inside that window and were not refused, so they are presumptively still capable of being implemented.
- 17/00337/GB — Single-storey extension
£53,100–£88,500Demolition of structures in poor state, construction of garage, new driveway and conversion of outbuildings in to reside…
The work type shown is inferred automatically from the wording of the planning application's own description — it isn't stated by the applicant. The base cost range comes from published UK national renovation/build-cost guides for that type of project, with an 18% uplift for the Isle of Man. That uplift is not a guess: AtkinsRealis's July 2026 interim report for the Isle of Man Treasury puts Manx construction costs 18% above the UK average — joint 16th most expensive place to build on the BCIS rankings, comparable with Outer London — driven by imported materials with no local competition and a shortage of skilled trades. Figures exclude VAT at 20% and professional fees, typically 12–18%. These figures are indicative only, not a quote: actual cost depends on specification, finish, ground conditions and the contractor. For anything serious, get a quote from a local quantity surveyor or builder.
