Breadstone House, Breadstone, Berkeley, Gloucestershire

Description

Breadstone House is a substantial Grade II listed country house of charm, character and scale. The property sits within grounds of circa 2 acres with a formal driveway leading to the house. The original house is understood to be Georgian and was remodelled during the 19th Century with a Gothic Revival frontage. Various wings and extensions were added in the 1980s to support its use as a residential care home. The accommodation is circa 10,000 sq ft, arranged primarily over two floors and split into three distinct areas, with various outbuildings in the grounds. The property requires modernisation. Planning and listed building consent were granted in 2025 for conversion into nine apartments.

Accommodation

Circa 10,000 sq ft arranged primarily over two floors and split into three distinct areas, with various outbuildings. The granted scheme comprises nine apartments: Apartments 1 and 2 over ground and first floors; Apartments 3 over ground, first and second floors; Apartments 4, 5 and 6 over ground and first floors; Apartment 7 on the ground floor; and Apartments 8 and 9 on the first floor. Apartments 8 and 9 are studios.

Location

Situated in Breadstone, near Berkeley, Gloucestershire, within the Severn Vale hamlet below the edge of the Cotswold Escarpment. The property has an open countryside vista and access to the A38. Berkeley is approximately 2 miles away, Dursley is to the east, the property is equidistant between M5 junctions 13 and 14, and Cam Rail station is approximately 5 miles away.

Tenure / Property Information

Investment Analysis

The £650,000+ guide is not independently supportable from the supplied evidence. The only sold comparables are detached properties in Breadstone from 1996–2005, with no stated size, condition or development characteristics, so they do not establish a current value for this circa 10,000 sq ft Grade II listed property. Planning and listed building consent for nine apartments is a positive, but no GDV evidence, conversion budget or apartment sale evidence is supplied.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. Proceed only after independent confirmation of the consented scheme, detailed listed-building and construction scope, contractor pricing and local apartment GDV evidence.

Works Required

Modernisation and conversion of the existing circa 10,000 sq ft building in accordance with the 2025 planning and listed building consents for nine apartments. The supplied evidence does not provide sufficient detail to quantify the works, specifications or statutory requirements.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR appraisal cannot be established because GDV, refurbishment/conversion cost, completed-unit rents and finance costs are unsupported. The 2025 consents may assist delivery, but the Grade II listing and substantial multi-unit conversion create material specification and cost uncertainty.

Buy-to-Let Analysis

A BTL appraisal cannot be established. The only rental evidence is a generic £600 pcm advertised asking rent in GL13 and is not stated to relate to this property, its proposed apartments or any completed unit. No reliable rent roll, unit-level rents, operating costs or conversion costs are supplied.

Flip Analysis

A flip appraisal cannot be established. No supported GDV, conversion budget, selling costs or comparable apartment evidence is supplied. The historic detached-house comparables are insufficient for valuing the proposed nine-apartment scheme.

Investor Risks & Due Diligence

• Grade II listed status may constrain design, materials and conversion works.

• The 2025 planning and listed building consents are noted, but consent details, conditions and deliverability information are not supplied.

• Conversion and modernisation costs are entirely unsupported despite the substantial circa 10,000 sq ft scale.

• The generic £600 pcm GL13 asking rent is not evidenced as applicable to this property or its proposed apartments.

• The guide is £650,000+ and the final auction price is uncertain.

• Completion is required within 8 weeks or earlier subject to mutual consent.

• Details of the various outbuildings, parking, heating and other operational matters are not supplied.

Recommendation

Do not bid on the current evidence alone. Proceed only after independent confirmation of the consented scheme, detailed listed-building and construction scope, contractor pricing and local apartment GDV evidence.

Strategy Rating

Analysis Confidence

The property description and consented unit count are supplied, but there is no current relevant valuation evidence, GDV, conversion budget, applicable rent evidence or detailed cost information.