Catswell Cottage & Adderstone Mains Lodge, Belford, Northumberland, NE70 7HS

Description

A Substantial Plot Consisting of a Two Bedroom Detached House, a Vacant Three Bedroom Detached Chalet Bungalow and Detached Two Storey Double Garage. Potential for Re-Development (Subject to Obtaining all Relevant Consents). The property comprises a two bedroom detached house and a three bedroom detached chalet bungalow, both arranged over ground and first floors. The house requires a program of refurbishment.

Accommodation

House — Ground Floor: Reception Room, Kitchen, Bathroom. First Floor: Two Bedrooms, Bathroom. Bungalow — Ground Floor: Reception Room, Kitchen/Diner, Three Bedrooms (Two with En-Suites), Utility Room. First Floor: Loft Room.

Location

The properties are situated on a residential road close to local shops and amenities. The open spaces of The Grove are within easy reach. Transport links are provided by Chathill rail station.

Tenure / Property Information

Investment Analysis

The evidence confirms a substantial freehold holding comprising a two-bedroom detached house, a vacant three-bedroom detached chalet bungalow and a detached two-storey double garage. Nearby completed sales include Adderstone Mains Lodge at £300,000 in 2019 and other detached properties at £431,500–£499,000, but these are not sufficiently specific or recent enough to establish a reliable current GDV for this combined holding. The two dwellings, refurbishment requirement, vacant bungalow and potential redevelopment subject to consents create material valuation uncertainty. No formal GDV is therefore estimated.

Investment Snapshot

Strategy Recommendation

Proceed only after legal-pack review, full condition survey, quantified works pricing, planning advice and independent valuation of the two dwellings. Treat the redevelopment potential as speculative until consents are confirmed; do not rely on a BTL, BRRR or flip strategy on the current evidence.

Works Required

Refurbishment of the two-bedroom house is required, but the evidence does not specify the defects, specification or extent of works. Obtain a full survey, prepare a quantified refurbishment schedule, review the EPC E position and confirm the condition of the bungalow, garage and external areas. Investigate any redevelopment proposal through the relevant planning and legal processes.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be quantified without a supported purchase outcome, refurbishment budget, rental evidence and post-works valuation. The potential for redevelopment is expressly subject to obtaining all relevant consents, so it should not be included in the base case without planning and legal confirmation.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental comparables or auctioneer rent estimate are supplied. The property includes two dwellings, but achievable rent, licensing or letting assumptions are unsupported. The vacant bungalow and EPC E rating should be considered in any letting assessment.

Flip Analysis

A flip appraisal cannot be quantified reliably. The supplied completed sales provide useful local context but do not establish a current resale value for this two-dwelling holding. Refurbishment costs, selling costs, planning position and a supported GDV are unavailable.

Investor Risks & Due Diligence

• The holding comprises two dwellings and a detached double garage, requiring separate valuation and legal review.

• The two-bedroom house is stated to require a programme of refurbishment, but the scope and cost are unknown.

• The three-bedroom bungalow is vacant, creating an immediate letting or resale decision.

• Potential redevelopment is subject to obtaining all relevant consents and cannot be assumed.

• No sufficiently specific rental evidence or auctioneer rent estimate is supplied.

• The property has a current EPC rating of E.

• The £1,800 administration fee is payable, while any legal-pack disbursements are unknown.

• The auction guide is £250,000+ and is not a valuation or assured purchase price.

Recommendation

Proceed only after legal-pack review, full condition survey, quantified works pricing, planning advice and independent valuation of the two dwellings. Treat the redevelopment potential as speculative until consents are confirmed; do not rely on a BTL, BRRR or flip strategy on the current evidence.

Strategy Rating

Analysis Confidence

There is useful address-specific and nearby completed-sale evidence, but no current formal valuation, rental evidence, refurbishment budget, detailed condition report, planning information or selling-cost allowance.