17 Market Place, Dalton-In-Furness, Cumbria

Description

Vacant Four Bedroom Grade II Listed Terrace Cottage

Accommodation

The property comprises two reception rooms, dining room, kitchen, utility and pantry. The first floor has four bedrooms and a family bathroom. The second floor has two loft rooms. Externally, there is a garden frontage with gated access and rear yard.

Location

Located in a desirable village setting, with access to shops and schools and well placed for the surrounding countryside.

Tenure / Property Information

Investment Analysis

The strongest supplied evidence is the £235,000 completed sale of 18 Market Place in November 2020. Other Market Place sales are materially older, including £190,000 for 14 Market Place in 2005. A base GDV of £235,000 is used cautiously as the latest same-street evidence, but the properties are not confirmed identical and no current valuation evidence is supplied. Grade II listing, EPC F and unknown condition create material uncertainty.

Investment Snapshot

Strategy Recommendation

Proceed only subject to full legal-pack review, a detailed inspection and confirmation of listed-building requirements. Do not rely on the apparent GDV margin until refurbishment, auction and resale costs are quantified.

Works Required

No detailed condition survey or schedule of works is supplied. The EPC F rating may indicate energy-efficiency works are required, but the scope and cost cannot be established. Any alterations or energy works may also require listed-building consent.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the cautious £235,000 base GDV, 75% refinancing would provide an indicative £176,250. Total project cost cannot be calculated because refurbishment costs, buyer premium and disbursements are unknown; therefore cash left in and equity cannot be reliably assessed.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The property is vacant, and the EPC F rating and Grade II listing may affect letting preparation and compliance costs, but these cannot be quantified from the evidence.

Flip Analysis

The latest supplied same-street completed sale supports a cautious £235,000 base GDV, with £190,000 used as a lower evidence point from an older sale. A flip surplus cannot be calculated because refurbishment costs, buyer premium, disbursements and selling costs are not supplied.

Investor Risks & Due Diligence

• Grade II listed status may restrict alterations and require consent.

• EPC rating F indicates potential energy-efficiency or compliance requirements, but the works are unknown.

• No detailed condition survey or refurbishment budget is supplied.

• No sufficiently specific rental evidence is available, so rental yield cannot be established.

• Buyer premium is unspecified and additional disbursements or seller-related costs may be payable.

• The comparable sales are dated and are not confirmed to be identical to the subject property.

Recommendation

Proceed only subject to full legal-pack review, a detailed inspection and confirmation of listed-building requirements. Do not rely on the apparent GDV margin until refurbishment, auction and resale costs are quantified.

Strategy Rating

Analysis Confidence

There is useful same-street completed-sale evidence and a stated guide price, but the comparables are dated or not confirmed identical, while condition, refurbishment cost, rent, buyer premium and disbursements are unknown.