Arch Cottage, High Street, Ruswarp, Whitby, North Yorkshire YO21 1NH

Description

Charming cottage with generous garden in the heart of Ruswarp. A characterful three-storey cottage with flexible living space, a substantial rear garden and access to local village amenities. The property is currently undergoing redecoration.

Accommodation

Ground floor: open-plan kitchen, dining and living area. First floor: reception room currently used as a lounge, which could equally serve as a large bedroom, plus family bathroom. Second floor: two further double bedrooms. Kitchen 2.82m x 2.46m; lounge/diner 3.73m x 3.18m; lounge/bedroom 4.93m x 3.33m; bedroom 4.01m x 2.57m; bedroom 5m x 3.30m.

Location

Situated just off Ruswarp High Street in a sought-after village location, with access to the primary school, village pub and butcher.

Tenure / Property Information

Investment Analysis

Sold evidence on the same High Street ranges from £193,000 to £257,500 for terraced properties, with materially different higher-value property types also recorded. A cautious base GDV of £193,000 is used; the upper scenario reflects the £257,500 comparable but is less certain without direct property matching or condition evidence.

Investment Snapshot

Strategy Recommendation

Proceed only after confirming condition, legal-pack costs and the completed redecoration scope. Treat as a potential owner-occupier/value-add purchase rather than underwriting a rental or flip.

Works Required

Complete or review the stated redecoration. No further works allowance is supported by the evidence; survey and legal-pack review are required.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the base GDV, 75% refinance is approximately £144,750. A meaningful BRRR assessment is not possible because refurbishment costs, rent, finance costs and total project cost are unsupported.

Buy-to-Let Analysis

No sufficiently specific rental evidence or auctioneer rent estimate is supplied, so rent and gross yield cannot be established. The guide is £155,000 plus a 1.8% buyer premium and £1,800 admin charge, before any disbursements and works.

Flip Analysis

The evidence indicates a possible value gap against the £155,000 guide, but refurbishment costs, selling allowance, finance costs and disbursements are unknown. Flip surplus therefore cannot be calculated reliably.

Investor Risks & Due Diligence

• Redecoration scope and overall condition are not quantified.

• No sufficiently specific rental evidence is available.

• Buyer disbursements may include searches, seller costs, legal fees and transfer fees.

• On-street parking only.

• Comparable sale prices vary materially and are not directly matched to the subject property.

Recommendation

Proceed only after confirming condition, legal-pack costs and the completed redecoration scope. Treat as a potential owner-occupier/value-add purchase rather than underwriting a rental or flip.

Strategy Rating

Analysis Confidence

Same-street completed sales and purchase fees are available, but there is no rental evidence, EPC, quantified works schedule, direct comparable detail, legal-pack information or disbursement schedule.