Amcross Cottage, Park Place, Ashton Keynes, Swindon, Wiltshire

Description

A characterful cottage listed Grade II, centrally located within this vibrant village. Set in good sized grounds with parking. GIFA 1,775 sq ft (164.9m). Situated within the conservation area, this traditionally constructed detached cottage with outbuilding and gardens. The layout offers entrance lobby, 2 reception rooms, kitchen and inner hall with study off. First floor provides 4 bedrooms and bathroom. There are 2 attic spaces, 1 with restricted head height. Driveway serves the front and side, established gardens and workshop.

Accommodation

Ground Floor: Entrance hall, sitting room, kitchen / breakfast room, utility, study and lean to store with wc. First Floor: Landing, 4 bedrooms, bathroom. Second Floor: Attic rooms. Outside: Driveway, established gardens and driveway.

Location

Ashton Keynes is within the Cotswold Water Park and offers a good range of day to day facilities including a village shop and post office, a pub and a well-regarded primary school. Excellent communication links to the M4/M5 accessed at Swindon and Gloucester.

Tenure / Property Information

Investment Analysis

The supplied evidence includes same-road detached freehold sales at £550,000 in 2023 and £735,000 in 2017, plus older sales at £410,000 and £268,000 and a materially higher £1,750,000 sale. The comparables vary substantially and provide no condition, size or specification details. A cautious base GDV of £550,000 is supported by the most recent same-road sale, with £550,000 to £735,000 as an evidence-based indicative range, not a formal valuation.

Investment Snapshot

Strategy Recommendation

Investigate as a potential value-led purchase rather than committing to BTL or a flip. Obtain the legal pack, survey, listed-building advice, full acquisition costs and local rental evidence before bidding.

Works Required

No specific defects or works are evidenced. Obtain a full survey and confirm the condition of the Grade II listed cottage, outbuilding, workshop, attic areas, services and grounds. Any alterations or refurbishment may require listed-building and/or conservation-area consent.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the cautious £550,000 base GDV, a 75% refinance is approximately £412,500. A cash-left-in calculation cannot be completed because refurbishment costs, other acquisition costs and finance assumptions are unsupported. Confirm title, condition, rent and refinance eligibility before proceeding.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The guide is £345,000 plus the £3,000 buyer premium, before any other applicable costs, works, finance and taxation.

Flip Analysis

A value gap may exist against the £345,000 guide, with a £550,000 same-road 2023 sale as the principal reference. However, works, selling costs, condition and property-specific comparability are unknown, so a reliable flip surplus and maximum bid cannot be calculated.

Investor Risks & Due Diligence

• Grade II listed status and location within a conservation area may restrict alterations and require additional consents.

• Tenure, occupancy and lease information are not supplied and must be verified in the legal pack.

• No condition survey or refurbishment cost evidence is supplied.

• No reliable rental evidence is available, so BTL yield cannot be established.

• The auctioneer notes that additional fees may be payable under the Special Conditions of Sale.

• The supplied sold comparables show a wide range of values and may not be directly comparable.

Recommendation

Investigate as a potential value-led purchase rather than committing to BTL or a flip. Obtain the legal pack, survey, listed-building advice, full acquisition costs and local rental evidence before bidding.

Strategy Rating

Analysis Confidence

There are several same-road sold comparables and a clear guide price, but tenure, occupancy, condition, EPC, rent, works, legal costs and special-condition charges are not supplied; the comparables also vary materially in price.