701 High Street, Kingswinford, West Midlands

Description

A rare investment opportunity in the heart of Kingswinford. Offering a development opportunity to restore and renovate part of this historic Grade II Listed Manor House (circa 1750). The property has exceptional potential and offers an opportunity to add significant value once renovated. This imposing property is set over 4 floors and has a multitude of available options (STPP), including luxury apartments, a super HMO, supported living, family home, B&B, offices or serviced accommodation. Viewing comes highly recommended, as does bringing along an architect, planning consultant or builder to explore all of the available options. The property requires refurbishment throughout and currently offers twelve rooms plus a cellar, along with plots for outbuildings still recorded on the original deeds. A landmark opportunity in a highly sought after Kingswinford address, ideal for investors, developers or those with a vision to restore a piece of local history.

Accommodation

Basement: 4 store rooms. Ground Floor: Entrance Hall, Hallway, Kitchen, Living Room, Family Room, Dining Room. First Floor: Master bedroom with Dressing room/Study, Bedroom 2, Bedroom 3, Bathroom. Second Floor: Bedroom 4, Bedroom 5, Bedroom 6, Bedroom 7.

Location

In the heart of Kingswinford; a highly sought after Kingswinford address.

Investment Analysis

The £250,000+ guide is not independently supported by the supplied evidence. The same-address £150,000 completed sale is a materially lower reference but is described only as a terraced property, while the £380,000 sale at 691 High Street is also not sufficiently comparable. The other sales are leasehold flats/maisonettes. The subject is a seven-bedroom, four-storey Grade II Listed Manor House requiring refurbishment throughout, with potential uses subject to planning. No reliable market value, GDV or refurbishment budget can therefore be established from the evidence provided.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. First obtain a measured survey, listed-building and planning advice, a detailed contractor budget, and evidence for the intended end value and rental strategy.

Works Required

Restore and renovate the property throughout, subject to Grade II Listed Building requirements and any necessary planning consents. Obtain architect, planning consultant and builder advice before proceeding. The supplied evidence does not define specific defects, layouts for conversion or a quantified works scope.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR viability cannot be quantified because GDV, refurbishment cost, achievable rent and finance assumptions are unsupported. The property may offer value-add potential, but the proposed alternative uses are subject to planning and the Grade II Listed status may constrain works.

Buy-to-Let Analysis

BTL viability cannot be established. No sufficiently specific rental comparables or auctioneer rent estimate are supplied, and the property requires refurbishment throughout. The buyer premium is 4.8% including VAT, subject to a £6,000 minimum, but refurbishment and other potential costs are unknown.

Flip Analysis

A flip appraisal cannot be completed. There is no reliable subject-specific GDV, refurbishment budget or supported selling-cost allowance. The available sold comparables are not sufficiently comparable to a seven-bedroom Grade II Listed Manor House.

Investor Risks & Due Diligence

• Grade II Listed status may constrain or increase the complexity of restoration and alteration works.

• The property requires refurbishment throughout, but no quantified works budget is available.

• Potential uses including apartments, HMO, supported living, B&B, offices and serviced accommodation are subject to planning permission.

• No sufficiently specific rental evidence or passing rent is supplied.

• Available sold comparables differ in property type and/or tenure and do not establish the subject's value.

• The 4.8% buyer premium applies to the purchase price, subject to a £6,000 minimum, and additional Special Conditions fees may apply.

Recommendation

Do not bid on the current evidence alone. First obtain a measured survey, listed-building and planning advice, a detailed contractor budget, and evidence for the intended end value and rental strategy.

Strategy Rating

Analysis Confidence

The evidence confirms the building's size, listed status, refurbishment requirement and auction premium, but provides no reliable GDV, rental evidence, works budget, occupancy details or planning position. The sold comparables are not sufficiently comparable.