Barn 3 Consall Forge, Stoke-On-Trent, Staffordshire, ST9 0AJ

Description

Attractive development opportunity. A characterful, partly converted barn in the idyllic and tranquil setting of Consall Forge, adjacent to the historic Old Flint Mill. Currently there is a reception room with vaulted ceilings and spotlighting, with underfloor heating pipes laid. The layout can be seen via a floor plan and indicative boundaries are available to view.

Accommodation

Ground floor: Living space measuring 20'9 x 14'1 (6.32m x 4.29m), with vaulted ceiling, feature beams, two Velux roof lights, spotlights, stone flooring with underfloor heating, timber external door, two window apertures, feature oak staircase with glass balustrade and under-stairs cupboard containing heating manifold. Kitchen measuring 11'8 x 9'0 (3.56m x 2.74m), with stone flooring with underfloor heating, first-fix electrics and window aperture. Bedroom 1 measuring 12'6 x 8'11 (3.81m x 2.72m), with stone floor, underfloor heating, spotlights and window aperture. Bedroom 2 measuring 8'11 x 8'2 (2.44m x 2.49m), with stone floor, underfloor heating, spotlights and window aperture. First floor: Oak staircase, oak flooring, galleried landing with glass balustrade and cupboard containing the Baxi combi boiler. Master bedroom measuring 13'0 x 10'10 (3.96m x 3.30m), with oak hard flooring, two Velux roof lights, two radiators, bespoke joinery including wardrobes, shelves and storage, and spotlights. Bathroom unfinished, with plumbing in place for separate bath and shower, wash basin and WC, towel rail radiator, Velux roof light and spotlights.

Location

Consall Forge, Stoke-On-Trent, Staffordshire, adjacent to the historic Old Flint Mill, in an idyllic and tranquil setting.

Tenure / Property Information

Investment Analysis

The guide is £80,000, plus the stated £1,800 buyer premium and £1,800 administration charge. The completed sales are useful location context but relate to materially different properties and dates; they do not provide a sufficiently specific basis for a GDV for this partly converted barn. No supported GDV, refurbishment cost, rent or maximum bid can therefore be established.

Investment Snapshot

Strategy Recommendation

Do not bid on financial assumptions alone. Obtain legal and planning/building-control confirmation, a detailed completion quotation and a valuation or suitable comparable evidence before considering the opportunity.

Works Required

Complete the unfinished bathroom installation and fit-out, complete the kitchen beyond first-fix electrics, and verify or complete the services, heating and other conversion works necessary to bring the accommodation into lawful and usable condition. The extent, specification and cost of remaining works are not supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

The guide plus known buyer and administration charges totals £83,600 before any disbursements, works, finance or taxes. A BRRR assessment cannot be completed because the finished GDV, refurbishment budget, rent and refinance value are unsupported.

Buy-to-Let Analysis

No sufficiently specific rental comparable or auctioneer rent estimate is supplied, so rent and yield cannot be established. The unfinished bathroom, first-fix kitchen and partly converted status also prevent a reliable assessment of the finished letting proposition.

Flip Analysis

A flip calculation cannot be supported. The local sold evidence ranges from £250,000 to £700,000 but concerns different properties and does not establish the value of this barn. Works, resale allowance and GDV are unavailable.

Investor Risks & Due Diligence

• The bathroom is unfinished and the kitchen is described only at first-fix electrical stage.

• The property is described as a partly converted barn and development opportunity; planning, building-control and completion status are not supplied.

• No sufficiently specific rental evidence is available, so letting income and yield cannot be assessed.

• Known buyer and administration charges total £3,600, with possible additional disbursements payable on completion.

• The sold comparables are different properties and do not establish a reliable GDV for this barn.

Recommendation

Do not bid on financial assumptions alone. Obtain legal and planning/building-control confirmation, a detailed completion quotation and a valuation or suitable comparable evidence before considering the opportunity.

Strategy Rating

Analysis Confidence

The accommodation description, tenure, guide and known auction charges are detailed, but there is no planning or legal status, EPC, council tax, parking information, quantified works budget, specific rental evidence or reliable like-for-like valuation evidence.