Canada Cottage, 398 Upper Slumbay, Lochcarron, Strathcarron, Highland

Description

Canada Cottage is a detached three-bedroom bungalow on a large private plot in Upper Slumbay, at the western end of Lochcarron, with views across Loch Carron to the hills beyond. The property is offered at a guide price of £130,000, a substantial discount against the Home Report valuation of £265,000. The cottage needs a full renovation and offers around 1,498 sq ft on one level. Outside, the garden plot is generous and private, with ramped access and the nearest neighbour about 100 meters away. There may be scope for further development, subject to the necessary consents.

Accommodation

Entrance vestibules, central hallway, lounge with feature fireplace and patio doors to the garden, dining room, large kitchen with breakfast bar, three bedrooms including a principal bedroom with en suite, family bathroom, utility room, store and hall cupboards.

Location

Lochcarron is a picturesque village set along the north shore of Loch Carron in Wester Ross, on the North Coast 500 route. The village offers shops, a post office, primary school, medical practice, hotel, cafes and a nine-hole golf course, with secondary schooling at Plockton High School. Strathcarron railway station is around 3 miles away, Kyle of Lochalsh and the Skye Bridge approximately 20 miles away, and Inverness around 65 miles away. The area is renowned for hillwalking, sailing and wildlife, with Applecross and Torridon within easy reach.

Tenure / Property Information

Tenure	Freehold
EPC	Current Rating E
Council Tax	Band D
Services	Mains electricity, private water supply and private drainage.

Investment Analysis

Home Report valuation is £265,000 against the £130,000 guide, indicating substantial apparent discount. However, the property requires full renovation and no comparable sales, refurbishment budget or resale evidence is supplied, so achievable market value remains uncertain.

Investment Snapshot

Guide Price	£130,000 plus fees
HB Estimated GDV	£265,000

Strategy Recommendation

Proceed only after reviewing the Home Report, legal pack and obtaining a detailed renovation cost plan. Do not rely on the Home Report valuation alone.

Works Required

Full renovation of the bungalow, with scope, specification and costs to be confirmed from inspection and the legal pack. No unsupported defects or improvements are assumed.

Rental & Market Context

No sufficiently specific external rental comparable identified.

Potential BRRR Position

Base GDV	£265,000
75% Refinance	£198,750

At the Home Report valuation, 75% refinance would indicate £198,750. Total project cost and cash left in cannot be calculated because refurbishment costs and disbursements are unknown. The valuation may not represent achievable post-works value.

Buy-to-Let Analysis

BTL yield cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is provided. Full renovation and unknown costs further limit assessment.

Flip Analysis

A theoretical resale reference of £265,000 is supplied by the Home Report, but refurbishment costs, selling costs and achievable resale evidence are unavailable. Flip surplus cannot therefore be calculated reliably.

Investor Risks & Due Diligence

• Full renovation requirement with no quantified works budget.

• No sufficiently specific rental evidence to support BTL underwriting.

• Home Report valuation may not equal achievable post-renovation resale value.

• Potential further development is subject to necessary consents.

• Additional disbursements and special-condition costs may be payable.

Recommendation

Proceed only after reviewing the Home Report, legal pack and obtaining a detailed renovation cost plan. Do not rely on the Home Report valuation alone.

Strategy Rating

HB Rating

★★★☆☆

Analysis Confidence

Confidence

Low-Medium

Guide price, Home Report valuation, property description and buyer premium are supplied, but there are no comparable sales, rental evidence, refurbishment costs or complete fee schedule.