3 & 4 Beagles Row, Shute, Axminster, Devon

Description

This charming end-terrace cottage, which was originally two cottages, now offers spacious accommodation arranged over two floors. While the property would benefit from further improvement and modernisation or to subdivide, subject to all necessary consents being obtainable, it presents an excellent opportunity to create a delightful family home or countryside retreat. Externally, there are gardens to both the front and rear.

Accommodation

Ground Floor: Living/dining room, sitting room, kitchen/breakfast room and cloakroom W.C. First Floor: Landing with storage, three bedrooms and family bathroom. Outside: To the front of the property are gardens with flower beds. To the rear is a patio area and a raised garden laid to lawn.

Location

The property is situated in the sought after village of Shute, an Area of Outstanding Natural Beauty and surrounded by some of East Devon’s most picturesque countryside. The village enjoys splendid south-westerly views across the Umborne Valley.

Tenure / Property Information

Investment Analysis

The strongest evidence is 2 Beagles Row, Shute, a terraced freehold sale at £415,000 in March 2021. However, its size, condition and specification are not provided. The other sales are less directly comparable, including a detached property at £475,000 in May 2026. An indicative base GDV of £415,000 is therefore used cautiously, with no reliable low/high scenario supported by the evidence. The £195,000+ guide represents a substantial apparent discount, but the unknown modernisation cost, fees and legal/consent position prevent a reliable maximum bid calculation.

Investment Snapshot

Strategy Recommendation

Proceed only as a subject-to-survey and consent-led value-add or owner-occupier opportunity. Obtain a detailed refurbishment budget, investigate whether subdivision is feasible, and confirm all auction fees before bidding. Do not rely on BTL or BRRR returns without rental and cost evidence.

Works Required

Further improvement and modernisation are indicated by the description. Subdivision into the original two cottages could be considered only subject to all necessary consents being obtainable. No specific defects or quantified works are evidenced.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the indicative £415,000 base GDV, 75% refinance would equate to £311,250. This cannot be compared with total project cost because modernisation costs, administration charges, other non-optional fees, taxes and finance costs are not quantified. BRRR viability therefore remains unproven.

Buy-to-Let Analysis

BTL appraisal cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Refurbishment costs and buyer charges are also unknown, so net cash requirements and yield cannot be calculated.

Flip Analysis

A resale opportunity may exist based on the £415,000 same-row terraced sale, but that transaction completed in 2021 and lacks size, condition and specification detail. With no supported works allowance, selling costs or complete purchase-cost figure, flip surplus cannot be calculated.

Investor Risks & Due Diligence

• Modernisation requirements are described but not quantified, so total project cost is unknown.

• Subdivision is expressly subject to all necessary consents being obtainable.

• The most relevant comparable completed in 2021 and lacks size, condition and specification detail.

• No sufficiently specific rental evidence is available, preventing a supported yield assessment.

• Administration, search, other non-optional fees, Stamp Duty, Land Registry fees and VAT may be payable but are not quantified.

• EPC rating E may be relevant to future improvement considerations, although no specific remedial works are evidenced.

Recommendation

Proceed only as a subject-to-survey and consent-led value-add or owner-occupier opportunity. Obtain a detailed refurbishment budget, investigate whether subdivision is feasible, and confirm all auction fees before bidding. Do not rely on BTL or BRRR returns without rental and cost evidence.

Strategy Rating

Analysis Confidence

There is one directly located terraced comparable and several wider Shute sales, but the key evidence is incomplete: no property dimensions, detailed condition, refurbishment cost, rental evidence, parking/heating information or quantified buyer charges.