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Boyton, Launceston, PL15 9RE
26.01 Acre Pasture & Woodland – Boyton
Boyton, Launceston, PL15 9RE
Sold STC
£200,000+
- 26.01 acres
- Mainly pasture land
- Including some woodland and conservation areas
- Stream access
Description
Extending to some 26.01 acres (10.53 hectares) in all, the Land at Dunns Farm comprises a useful run of gently sloping land which runs down to a stream and wooded valley. Benefitting from parish road frontage and access, the majority of the land is down to permanent pasture and has been used for grazing and forage conservation. To the west of the stream is about 5½ acres of conservation land which is a real haven for flora and fauna alike. The whole is enclosed with fenced natural hedge banks and there are wonderful far reaching countryside views The lands’ close proximity to the village, may mean there is some long term development potential, but this is subject to gaining the necessary planning consents. The land is sold without overage/uplift clauses, or any other restrictive covenants.
Location
Kivells markets this holding at Boyton, Launceston, PL15. Buyers should verify boundaries, access, services and planning position against the auction/legal pack.
Tenure
| Tenure | Freehold |
| Services | No services connected; services may be nearby. |
Auction Information
| Auction date | 2026-09-02 at 7:00pm |
| Guide price | £200,000 Guide Price |
| Buyer’s administration fee | £2,000 + VAT (£2,400 inc VAT) |
| Status | Sold STC / treated as Sold Prior for HB import |
| Lot number | Not stated in supplied particulars |
Investment Analysis
This is a land/equestrian/amenity analysis rather than a residential BTL model. No residential rent or refinance assumption has been invented where no dwelling exists. Values below are HB desktop screening scenarios and not a valuation.
Investment Snapshot
| Guide Price | £200,000 |
| Approx. Area | 26.01 acres |
| Guide Price per Acre | £7,689 |
| Initial Improvement / Due-Diligence Allowance | £16,000 |
| Estimated Total Cost | £219,900 before SDLT |
| Low / Base / High Screening Value | £180,000 / £220,000 / £260,000 |
| Suggested Strategy | Agricultural / conservation / long-term planning optionality |
| Main Risk | Development potential is speculative; no overage stated but planning remains uncertain. |
Market Comparables
No sufficiently like-for-like verified sold land comparables are contained in the supplied scrape. The guide-price-per-acre calculation above is therefore shown as a screening metric only; a rural surveyor/land agent should provide local comparable evidence before bidding.
Proposed Works
| Boundary / access / gate repairs | £4,000 |
| Vegetation / clearance / drainage | £3,200 |
| Building / stable / shelter repairs where applicable | £4,000 |
| Professional / planning / survey allowance | £2,400 |
| Contingency | £2,400 |
Low / Base / High Investment Scenario
| Low | £180,000 – downside land-value screening |
| Base | £220,000 – modest value enhancement / market-normalisation screening |
| High | £260,000 – stronger demand or successful enhancement; not planning-value assumption unless consent obtained |
Specialist Land / Development Analysis
Agricultural / conservation / long-term planning optionality. Development potential is speculative; no overage stated but planning remains uncertain.
Kivells states the land is sold without overage/uplift clauses or other restrictive covenants, but any development potential remains subject to planning.
Maximum Bid Indicator
| Guide price | £200,000 |
| Improvement / due-diligence allowance | £16,000 |
| Known buyer admin fee | £2,400 inc VAT |
| Legal / survey allowance | £1,500 desktop allowance |
| Maximum bid approach | For land, use rural-surveyor value less all costs and desired margin; no unsupported residual-development value has been assumed. |
| SDLT | Buyer-specific and excluded. |
Strategy Recommendation
Agricultural / conservation / long-term planning optionality.
Strategy Rating
| Land / amenity hold | ★★★★☆ |
| Income potential | ★★☆☆☆ |
| Development optionality | ★★★☆☆ |
Key Risks
- Development potential is speculative; no overage stated but planning remains uncertain.
- Legal pack, title boundaries, rights of way and seller charges must be reviewed before bidding.
- Land value and income can be highly location- and use-specific.
Analysis Confidence
Medium for source facts; low for future value scenarios until a rural surveyor/land agent confirms local comparable evidence and permitted use.
Auction Details :
Kivells
Auction Date :
02/09/26
Lot Number :
023
Property Location:
Boyton, Launceston, PL15 9RE
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