3 Nuttall Hall Cottages, Ramsbottom, Bury, BL0 9LR

Description

A charming and characterful Grade II listed stone cottage in a highly sought-after setting, enjoying an enviable position close to Nuttall Park and the amenities of Ramsbottom's thriving town centre with Manchester just 10 miles away. Featuring a 1980's two-storey rear extension giving a separate kitchen and third bedroom, the property boasts spacious rooms with high ceilings, in this sought-after location.

Accommodation

Ground floor: entrance vestibule, lounge with park views and cast-iron multi-fuel stove, living/dining room, kitchen with access to a small patio yard. First floor: landing with built-in storage and a ceiling hatch with drop-down ladders giving access to the loft space, three bedrooms and shower room with a skylight providing natural light. Listed accommodation includes lounge, dining room, kitchen, Bedroom One, Bedroom Two, Bedroom Three and shower room.

Location

Nuttall Park is just a short walk away. The park extends to approximately 10.7 hectares and provides a green setting alongside the River Irwell, with walking routes, tennis courts, bowling greens, a children's play area, outdoor gym and access to the Irwell Sculpture Trail. Ramsbottom is a popular market town with independent shops, cafés, restaurants and pubs. The town also benefits from the East Lancashire Railway. Manchester is approximately 10 miles away.

Tenure / Property Information

Investment Analysis

The £180,000+ guide is not supported by a current comparable valuation. The only supplied comparable sold for £100,000 in 2001, so current GDV and maximum bid cannot be established reliably. Rental evidence comprises advertised asking rents only.

Investment Snapshot

Strategy Recommendation

Treat as a potential rental purchase only subject to legal-pack review, listed-building due diligence, condition inspection and confirmation that achievable rent supports the acquisition price and unknown costs.

Works Required

No specific defects or refurbishment works are evidenced. Any alteration or repair must account for the Grade II listed status and applicable consents.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Cannot assess reliably because current GDV, refurbishment costs and total acquisition costs are unsupported. The known buyer administration charge is 1.5% including VAT, subject to a £2,100 minimum, with further fees possible.

Buy-to-Let Analysis

Advertised rents of £900–£1,100 pcm imply guide-price gross yields of approximately 6.00%–7.33% before finance, maintenance, voids, tax and fees. Achieved rent and total project costs are unconfirmed.

Flip Analysis

Cannot establish a flip surplus because no current GDV, works allowance or selling-cost allowance is supplied. The historic 2001 comparable is insufficient for a current resale valuation.

Investor Risks & Due Diligence

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

• Property condition and any required works are not evidenced.

• Special-condition, legal, search, seller-cost, transfer and disbursement fees are unknown.

• Rental figures are advertised asking rents rather than achieved rents.

• The only supplied comparable is a 2001 sale and may not support current market value.

Recommendation

Treat as a potential rental purchase only subject to legal-pack review, listed-building due diligence, condition inspection and confirmation that achievable rent supports the acquisition price and unknown costs.

Strategy Rating

Analysis Confidence

Current valuation, condition, refurbishment costs, achieved rent and several auction costs are unavailable; the sole comparable is from 2001 and rental evidence is asking-rent data.