82, High Street, ROYSTON, Hertfordshire

Description

Situated in the highly desirable village of Barkway, an opportunity to purchase a charming, detached Grade II listed cottage sold with vacant possession. The accommodation to the ground floor is extremely spacious and versatile with 4 large receptions including separate lounge and dining rooms, large study, and spacious conservatory/orangery. In addition, there is a lovely, fitted kitchen with adjoining utility, and ground floor cloakroom. To the first floor there are 3 double bedrooms, bathroom, shower room, and separate WC. A particular feature of the property are the large landscaped secluded gardens to the rear with access to adjoining workshop/outbuilding, with driveway to side providing off-road parking.

Accommodation

Entrance Hall, Dining Room, Lounge, Study, Kitchen, Utility Room, WC, Conservatory, Landing, Bedroom 1, Bedroom 2, Bedroom 3, Family Bathroom, WC, Shower Room.

Location

Highly desirable village of Barkway.

Tenure / Property Information

Investment Analysis

The strongest supplied evidence is 96 High Street, Barkway, a detached freehold sale at £580,000 in April 2019. The £1,380,000 sale of 78–80 High Street appears to relate to a materially different or larger property and is not used as a direct valuation benchmark. On the limited evidence, £580,000 is a cautious indicative base GDV, not a formal valuation. The £475,000 guide is 81.9% of this indicative GDV before works, seller fees and other acquisition costs.

Investment Snapshot

Strategy Recommendation

Approach primarily as a potential owner-occupier purchase rather than a BTL or BRRR project. Bid only after inspection, review of the legal pack and confirmation of condition, listed-building implications, heating, parking arrangements and all completion charges.

Works Required

No specific defects or required works are supplied, so no refurbishment allowance is estimated. Any alterations to the Grade II listed cottage would require appropriate listed-building assessment and potentially consent.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the indicative £580,000 GDV, 75% refinance is approximately £435,000. The guide plus the known £1,800 documentation fee is already £476,800, leaving an indicative £41,800 shortfall before works, finance, taxes or seller fees. With refurbishment costs and condition unknown, BRRR viability is unproven and cash recycling is unlikely at the guide.

Buy-to-Let Analysis

The supplied £1,200 pcm figure is an advertised asking rent, not an achieved rent. This equates to £14,400 annually and approximately 3.03% gross on the £475,000 guide, before the £1,800 buyer documentation fee, any seller fees, finance, maintenance, insurance, voids and management. BTL returns therefore appear modest and cannot be fully assessed without verified rent and total costs.

Flip Analysis

A flip surplus cannot be reliably calculated because refurbishment costs, selling costs and a supported resale value above the £580,000 comparable are unavailable. The guide leaves only a limited gross margin to the indicative GDV before acquisition, works and disposal costs.

Investor Risks & Due Diligence

• Grade II listed status may restrict alterations and create additional consent requirements.

• Condition and required works are not supplied, preventing a reliable refurbishment budget or total project cost.

• The £1,200 pcm figure is an advertised asking rent rather than an achieved or contracted rent.

• Heating information is unavailable.

• Parking information directs buyers to contact the auction centre, so the precise parking position requires confirmation.

• The seller may charge additional completion fees under the Special Conditions of Sale.

• The valuation evidence is limited, dated and does not establish a reliable upper GDV scenario.

Recommendation

Approach primarily as a potential owner-occupier purchase rather than a BTL or BRRR project. Bid only after inspection, review of the legal pack and confirmation of condition, listed-building implications, heating, parking arrangements and all completion charges.

Strategy Rating

Analysis Confidence

There is one broadly relevant detached comparable and one advertised rent, but no inspection evidence, floor area, verified achieved rent, works assessment, resale evidence for the subject or complete auction cost schedule.