Bridge Farm, Low Road, Mettingham, Bungay, Norfolk

Description

A former detached farmhouse destroyed by fire in 2018 with a brick and timber detached barn offering a range of uses subject to planning. A rare opportunity to acquire the site of a historic former farmhouse together with a substantial detached barn, occupying an attractive rural position within approximately 1.83 acres in the picturesque Waveney Valley. The original Grade II listed farmhouse, which dated from the 16th century, was extensively damaged by a fire in early 2018 and was subsequently delisted. The property is now offered with a substantial detached brick and timber barn together with the former farmhouse site and grounds adjoining farmland and river meadows. The property represents an opportunity for builders, developers or private purchasers seeking to create an individual country home or alternative use, subject to all necessary planning and other statutory consents.

Accommodation

Only the footprint of the former house remains; it was believed to offer 4 bedrooms and a range of living rooms, kitchen and bathroom. The main barn measures 14m x 8m with a rear recess of 3m x 2.2m, giving an overall area of 118.6 sqm (1,276 sq ft).

Location

Bridge Farm is approached along a private track and is surrounded by attractive countryside within the Waveney Valley. The property occupies an attractive rural position adjoining farmland and river meadows. Approximately 1.83 acres are included. A further area of land of 1.04 acres immediately to the north is available by separate negotiation.

Tenure / Property Information

Tenure	Freehold
Services	Interested parties are requested to make their own enquiries to the relevant authorities as to the availability of services.

Investment Analysis

The £750,000 2025 sale on Low Road provides only broad local context and is not sufficiently specific to value this fire-damaged site. The property comprises the former farmhouse footprint and a 118.6 sqm barn on approximately 1.83 acres, with future use and value dependent on planning and statutory consents. GDV cannot be reliably established from the supplied evidence.

Investment Snapshot

Guide Price

£130,000 - £160,000 (plus fees)

Strategy Recommendation

Only pursue as a planning-led development or bespoke owner-occupier project after reviewing the legal pack and obtaining specialist planning, structural and construction advice.

Works Required

Reconstruction or replacement of the former farmhouse and/or conversion or alternative use of the detached barn, subject to planning and statutory consents. Works would also depend on the condition of the remaining structures, site and services, none of which are evidenced.

Rental & Market Context

No sufficiently specific external rental comparable identified.

Sold Comparables

The following completed sales were identified within approximately 5 miles:

White House Farm House, Low Road, Mettingham, Bungay, East Suffolk, Nr35 1tp 2025-02-24 · Detached · Freehold	£750,000
White House Farm House, Low Road, Mettingham, Bungay, Waveney, Nr35 1tp 2016-10-21 · Detached · Freehold	£480,000
The Coach House, Low Road, Mettingham, Bungay, Waveney, Nr35 1tp 2016-09-01 · Detached · Freehold	£347,500
Alder Cottage, Low Road, Mettingham, Bungay, Waveney, Nr35 1tp 2011-01-14 · Detached · Freehold	£235,000
By Road Farm, Low Road, Mettingham, Bungay, Waveney, Nr35 1tp 2004-07-16 · Detached · Freehold	£140,000

Potential BRRR Position

BRRR is currently unquantifiable. Acquisition would require planning-led reconstruction or barn conversion, substantial works and unknown statutory, professional and finance costs. No reliable GDV or refinance value can be established.

Buy-to-Let Analysis

BTL analysis is not supported: no sufficiently specific rental evidence, passing rent or reliable refurbishment cost is provided. The existing accommodation is not habitable, as only the former farmhouse footprint remains.

Flip Analysis

A flip appraisal cannot be calculated because the completed use, planning outcome, build specification, construction cost and GDV are unknown. Local sold evidence is too limited and non-specific for a supported resale estimate.

Investor Risks & Due Diligence

• The former farmhouse was extensively damaged by fire and only its footprint remains.

• Barn uses and any new dwelling are subject to planning and other statutory consents.

• Construction, professional, infrastructure and finance costs are not provided.

• Special Conditions may include search fees, seller costs, legal fees, transfer fees and other disbursements.

• Access is via a private track and the site adjoins farmland and river meadows.

• The former farmhouse was historically Grade II listed but was subsequently delisted; implications should be verified in the legal and planning information.

Recommendation

Only pursue as a planning-led development or bespoke owner-occupier project after reviewing the legal pack and obtaining specialist planning, structural and construction advice.

Strategy Rating

HB Rating

★★☆☆☆

Analysis Confidence

Confidence

Low

The evidence confirms the site, barn size, tenure and guide range but provides no planning outcome, condition survey, construction costs, rental evidence or sufficiently comparable completed value.