Tides
Description
Tides is an exceptionally rare, front-line Fort George property offering commanding and uninterrupted views from the East Coast to the islands beyond. This stunning property is not only a comfortable residence as it stands, but it also comes with approved planning permissions, providing an extraordinary opportunity to create one of the finest Open Market homes in Guernsey.
Currently configured over two floors, the abundantly light accommodation features vast reception rooms ideally placed to encompass the breathtaking views, along with five generously sized bedroom suites. Each principal room opens onto terracing, providing seamless access to the outdoors and enhancing the connection to its stunning surroundings. The potential for expansion is immense, with planning permissions already in place that will enable development of the site with bespoke living spaces tailored to the requirements of the most discerning purchasers.
Externally, the property occupies a larger-than-average Fort George plot measuring 0.68 acres, offering a wealth of outdoor space that includes garaging, ample parking, various lawned areas, and mature planting. A network of paths meanders through the grounds, leading down to the 'Lower Lines' and directly onto the cliff paths that make the East Coast so appealing.
The combination of its captivating views, rarity in the market, and enormous potential for development makes Tides a truly unique offering. As a stunning Open Market property in an iconic location, this is an exceptional opportunity for discerning buyers looking to create a bespoke family home or a wise investment property that stands out in one of Guernsey's most sought-after areas.
Combined from 3 agents’ own descriptions of this property — see “Also listed by” below for each agent’s original wording.
- bedrooms: 5 (Swoffers, Livingroom) vs. 7 (Savills Guernsey)
Also listed by 2 other agents
Matched automatically against this site's own listings by title and price — not a unique-ID lookup, so treat this as a strong signal rather than a certainty.
Nearby
- GP surgeryQueens Road Medical Practice1.1 mi · 23 min walk · 3 min drive
- DentistLittle Grove Dental0.66 mi · 14 min walk · 2 min drive
- SupermarketM&S Foodhall0.85 mi · 18 min walk · 3 min drive
- PubDorset Arms0.53 mi · 11 min walk · 2 min drive
- RestaurantCopenhagen Bar and Grill0.40 mi · 9 min walk · 1 min drive
- CaféThe Bathing Pools0.31 mi · 7 min walk · 1 min drive
- Petrol stationJeffreys/Total/Bonjour1.1 mi · 24 min walk · 4 min drive
- AirportGuernsey Airport4.2 mi · 13 min drive
Nearest match in each category, from a fixed list of Guernsey 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 Guernsey'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.
What the numbers on this listing say
- Across 150 sales in the last 24 months that this site could match to their own asking price, Guernsey property achieved a median 87.1% of asking. At that median this one would go for about £6,927,680 — a distribution, not a prediction for this property. See the full spread.
- New to this site 4 days ago. Little negotiating history has built up yet.
- Marketed by 3 agents at once. That is a fact about how it is being sold, not proof of anything about the seller — but it does mean more than one route to the same property. Compare what each says.
- Open Market. Open Market property can be bought by anyone regardless of residency, and prices behave differently from the Local Market — compare like with like. How the two markets differ.
Assembled from this site's own record of the listing and the States of Guernsey 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
If this will not be your principal private residence — a second home or a buy-to-let — an additional 2% per band applies, taking the duty to £603,750. Advocates conventionally attribute 2.5% of the price to contents, which carries no duty; on that basis the figure would be about £430,838. The headline above deliberately assumes no such attribution, because understating it is the error that costs you money on completion. Bands are those published for real property conveyances — check the current rules on gov.gg 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
Starts from 5.10% — 5 year fixed rate up to 90% loan to value, published by SPF Private Clients (Channel Islands) Ltd and read by this site on 2026-08-23. See every rate they publish, or change the figure above. It is their published rate, not an offer to you: lenders apply their own income multiples and status checks. This site is paid nothing by any lender or broker and gives no advice. Document duty is calculated from the published band scale; everything else follows from the numbers you type.
Getting connected
Guernsey's copper telephone network is being retired at the end of 2026, and every property on the island is expected to be connectable to the fibre network. In practice that means a purchase completing now will be a fibre connection, and a landline-only arrangement will not survive the switch-off — worth settling before moving day rather than after it.
Three providers sell residential broadband here: Sure, JT, Airtel-Vodafone. Airtel-Vodafone was acquired by Sure in November 2024, so the market is more concentrated than three names suggest.
This site has no per-address availability feed and so makes no claim about the speed or price at this property — 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 £6,093/m² — the midpoint asking price per m² among 58 St Peter Port properties currently for sale that publish a floor area. Cost uses real Guernsey 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 Guernsey 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 |
£85,300 | £70,000 14 m² · mid spec new build range £56,000–£84,000 |
+£15,300 | 97% (1,510) |
| 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 |
£121,857 | £60,000 20 m² · mid spec refurb range £40,000–£80,000 |
+£61,857 | 97% (148) |
| Two-storey extension Roughly 14 m² on each of two floors. ~28 m² |
£170,600 | £140,000 28 m² · mid spec new build range £112,000–£168,000 |
+£30,600 | 93% (86) |
| Garage, annexe or outbuilding Detached space is worth less per m² than main-house floor area. ~18 m² |
£65,803 | £90,000 18 m² · mid spec new build range £72,000–£108,000 |
−£24,197 | 90% (738) |
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 Guernsey'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 — who is actually filing applications shows which firms are active and how often their applications succeed.
Building work on this property
Architects with planning applications on file in the same parish as this property — not a claim any of them worked on this specific property, just a proximity signal:
Same estimate model this site uses on its planning pages (Channel Islands-adjusted UK cost ranges) — a rough starting point, not a quote. Always get quotes from a Guernsey builder before budgeting.
See also all Guernsey property professionals — architects, surveyors, mortgage brokers and trades.
Sale history
| Sale date | Price | At 2026 prices | Address on register |
|---|---|---|---|
| 2002-04-30 | £2,300,000 | £5,648,297 +146% | LINCHENS RAVELIN ROAD FORT GEORGE ST PETER PORT now TIDES |
Matched by house name/street and parish against the States of Guernsey property register — not a unique-ID lookup, so a shared house name could span more than one property. The "2026 prices" column carries each price forward at the island-wide repeat-sales index — it is what that sum of money would be at today's market level, not a valuation of this property, and it takes no account of the condition it was in then or any work done since.
Planning history
| Application | Description | Status |
|---|---|---|
| FULL/2024/0593 | Demolish outbuilding, extend and alter dwelling at ground and 1st floor level and create a lower ground floor and basement level with associ… Worked on by: Tyrrell Dowinton Associates | Granted Full record Decision notice (PDF) |
Matched by house name/street and parish against Guernsey planning applications decided between 25 Aug 2021 and 2 Jul 2026 — 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 full planning history for this address (live, back to 2009)
Estimated cost of live planning permissions
Guernsey 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.
- FULL/2024/0593 — Demolish & rebuild dwelling
£2,750–£4,000 per m² of new build (total depends on floor area — not stated in the planning record)Demolish outbuilding, extend and alter dwelling at ground and 1st floor level and create a lower ground floor and baseme…
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, and a ~25% uplift has been added to reflect higher shipping/import and skilled-labour costs in the Channel Islands — this is an estimate, not a published index. 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.
- Tides Limited — application FULL/2024/0593 Look up on Guernsey Registry
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