21 Leather Mills Lane, Hartshill, Nuneaton

Description

Unique opportunity for flexible living/working - Semi rural detached property, offering 5/6 bedrooms occupying a generous plot, with double garage, triple carport and workshop. Backing onto open fields with a gated entrance. Modern open plan living, with 2 staircases and benefiting from 3 phase electrics giving potential for other uses, subject to planning.

Accommodation

GROUND FLOOR: Hall; W.C.; Kitchen/diner: 30 ft 2 in max x 21 ft 8 in max; Lounge: 28 ft 9 in x 21 ft 6 in; Utility room: 12 ft 7 in x 11 ft 5 in max; Lounge: 28 ft 5 in max, 15 ft 1 in min x 24 ft 1 in max; W.C.; Workshop: 15 ft 9 in x 11 ft. FIRST FLOOR: Bedroom 1, ensuite: 18 ft 4 in max x 15 ft 8 in max; Bedroom 2: 12 ft x 11 ft 5 in; Bedroom 3: 10 ft 8 in x 6 ft 9 in; Bathroom; Bedroom 4, ensuite: 14 ft 6 in x 13 ft max; Second staircase leading to: Bedroom 5: 10 ft 8 in max x 15 ft 7 in max; Dressing room, ensuite: 19 ft 1 in max x 9 ft 4 in max; Bed 6/Office: 11 ft 8 in x 8 ft max. OUTSIDE: Garden; Driveway; Double garage; Triple carport.

Location

The property can be found in a secluded area on Leather Mills Lane, off Nuneaton Road. 3 miles to Nuneaton town centre, 1 mile to A5 and 8 miles to Hinckley. Backing onto open fields with a gated entrance.

Tenure / Property Information

Investment Analysis

The latest completed sale for this exact property was £515,000 in August 2026, compared with £695,000 in June 2024. The variance reduces valuation confidence; £515,000 is the more relevant base indication, with the older sale supporting only an upper scenario. No condition or refurbishment evidence is supplied.

Investment Snapshot

Strategy Recommendation

Avoid as a standard BTL or BRRR purchase at the guide. Consider only for owner occupation or a clearly evidenced specialist use, subject to inspection, planning and legal-pack review.

Works Required

No specific refurbishment works are evidenced. The property is EPC E, so energy improvements may require consideration, subject to inspection. Any alternative use of the three-phase electrics requires planning confirmation.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £515,000 base GDV, 75% refinance is approximately £386,250, below the £440,000 lower guide before buyer premium, administration charges and any works. A BRRR strategy is therefore unlikely to recover the acquisition cost on the supplied evidence.

Buy-to-Let Analysis

Using the £1,325 pcm advertised asking rent, annual rent is £15,900 and gross yield is approximately 3.61% at the £440,000 lower guide, before fees, works, finance and operating costs. This is an asking rent rather than achieved rent, and the yield is weak for a standard BTL.

Flip Analysis

Against the £515,000 base GDV, the lower guide plus the stated £4,320 buyer and administration charges leaves £66,680 before works, selling costs, finance and other legal-pack costs. The older £695,000 sale provides upside evidence but is not a reliable current resale assumption.

Investor Risks & Due Diligence

• The £1,325 pcm figure is an advertised asking rent, not achieved rent.

• EPC rating E may require energy improvements, but no costs are supplied.

• Property condition and refurbishment requirements are unknown.

• Alternative uses connected with the three-phase electrics are subject to planning.

• Additional legal-pack costs and disbursements are unspecified.

• Completed sale evidence for the same property varies materially between £515,000 and £695,000.

Recommendation

Avoid as a standard BTL or BRRR purchase at the guide. Consider only for owner occupation or a clearly evidenced specialist use, subject to inspection, planning and legal-pack review.

Strategy Rating

Analysis Confidence

The exact-property sales provide useful value evidence, but condition, works, achieved rent, selling costs and additional legal-pack costs are unsupported.