Broad Raine, Killington, Sedbergh, Cumbria LA10 5EP

Description

Substantial detached property with its own stretch of the River Lune, located in the sought-after parish of Killington. The property has period features throughout.

Accommodation

Ground floor: porch, kitchen, living room, sun room, dining room and shower room. Lower ground floor: cellar. First floor: three bedrooms and bathroom. Second floor: bedroom/study room and study room with en-suite to the attic room. Outside: extensive gardens with outhouses, boiler room and shed, plus own stretch of the River Lune.

Location

Located in the sought-after parish of Killington, with easy access to Junction 37 of the M6 and Sedbergh. Oxenholme Railway Station is a 15-minute drive away. what3words location: ///dogs.camcorder.famed

Tenure / Property Information

Investment Analysis

The £250,000 guide is below the supplied local detached-house sales of £275,000, £420,000 and £730,000. These comparables differ in date and property detail, and no floor area, condition or tenure confirmation is supplied, so they support only a broad indicative GDV range. Base GDV is set at £420,000, with £275,000 low and £730,000 high scenarios. The current EPC G rating indicates that energy-related works may be required, but no refurbishment budget can be supported from the evidence.

Investment Snapshot

Strategy Recommendation

Do not rely on the headline yield or GDV alone. Treat as a conditional value-led purchase only after legal-pack review, survey, EPC-cost assessment, local rent validation and confirmation of all auction costs. No evidence-supported maximum bid can be set.

Works Required

Obtain a full building survey and review the legal pack. Assess the EPC G recommendations and the condition of the period features, services, outbuildings, gardens and river-related land before specifying or costing works. No individual repair or improvement can be confirmed from the supplied evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £250,000 guide, the known admin charge would be £3,000, before any buyer premium, legal-pack disbursements or other special-condition costs. A 75% refinance of the base £420,000 GDV would be £315,000, but the cash left in cannot be calculated because refurbishment costs and total acquisition costs are unsupported. The EPC G rating and unquantified condition create significant refinance and valuation uncertainty.

Buy-to-Let Analysis

The supplied advertised asking rents are £2,350 to £2,800 pcm, equivalent to £28,200 to £33,600 annually. Against the £250,000 guide, this indicates a gross yield range of 11.28% to 13.44%. However, both rental examples are in LA12 rather than the subject's LA10 location, are asking rents rather than achieved rents, and no property-specific rental assessment is supplied. Net yield and total-cost yield cannot be established because works and full purchase costs are unknown.

Flip Analysis

The supplied sales suggest a wide potential resale range of £275,000 to £730,000, with a £420,000 base scenario. A flip surplus cannot be calculated because refurbishment costs, full acquisition costs and selling costs are not supplied. The sales evidence is also insufficiently detailed to confirm direct comparability.

Investor Risks & Due Diligence

• Current EPC rating G may require material energy-related expenditure, but the cost is unknown.

• The legal pack, tenure and any special-condition fees or disbursements have not been supplied.

• Rental evidence is advertised asking rent rather than achieved rent and relates to LA12 rather than LA10.

• The sold comparables have limited property detail and show a very wide £275,000 to £730,000 range.

• No floor area, structural condition, services condition or quantified refurbishment scope is supplied.

• Buyer premium and other possible auction costs remain unknown.

Recommendation

Do not rely on the headline yield or GDV alone. Treat as a conditional value-led purchase only after legal-pack review, survey, EPC-cost assessment, local rent validation and confirmation of all auction costs. No evidence-supported maximum bid can be set.

Strategy Rating

Analysis Confidence

There are three local sold comparables and two advertised rental examples, but floor area, condition, tenure, full fees, legal-pack details, property-specific rent and refurbishment costs are missing. The rental evidence is also from a different postcode area.