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Church View, Menheniot, PL14 3RT
3 Bed Character Cottage – Menheniot
Church View, Menheniot, PL14 3RT
For Sale
£125,000+
- Three bedroom semi-detached cottage
- Retaining many characterful features throughout
- Ideal opportunity to modernise to your own taste
- Small courtyard garden to the rear
Description
Auction Guide Price £125,000 - £150,000 Nestled in the heart of the picturesque Cornish village of Menheniot, with a range of local amenities, this charming three bedroom semi detached character cottage presents a rare opportunity for those seeking a home brimming with potential and period features. The property offers a welcoming atmosphere from the moment you step inside, with slate flooring and a traditional fireplace providing a sense of warmth and timeless appeal. The ground floor comprises a spacious living area that is ideal for relaxing or entertaining, complemented by a kitchen and dining room that awaits your personal touch. Upstairs, three well-proportioned bedrooms provide comfortable accommodation for families, couples, or those in need of flexible home office space. While the cottage would benefit from updating and modernisation, it retains many original features that could be enhanced to create a truly distinctive home. Street parking is available to the front of the property, on a first come first service basis, for residents and visitors alike. A metal fenced small courtyard garden to the rear offers a spot for enjoying the fresh country air, dining al fresco, or cultivating plants and flowers. Additionally, a useful stone store is located a short walk from the property (ideal for bicycles, gardening tools, or additional storage), further enhancing the practicality of this appealing home. Menheniot, Liskeard, Cornwall, PL14 3RT
Accommodation
| Bedrooms | 3 |
| Bathrooms | 1 |
Location
Kivells describes the property as being in Church View, Menheniot, PL14. The location context and accessibility should be verified by the buyer before bidding.
Tenure
| Approx. size | 1,098 sq ft (102 sq m) |
| EPC | C |
| Council Tax | B |
| Tenure | Freehold (confirmed by property portal) |
| Services | Mains water, electricity, gas and drainage. |
Auction Information
| Auction date | 2026-11-11 at 7:00pm |
| Guide price | £125,000 Guide Price |
| Buyer’s administration fee | £2,000 + VAT (£2,400 inc VAT) |
| Status | For Sale |
| Source | Kivells individual property particulars |
Investment Analysis
The figures below are HB desktop estimates for screening purposes, not valuations or quotations. They use the Kivells guide price and property particulars together with current local market evidence where available. A survey, legal-pack review, contractor pricing and local agent appraisal are required before bidding.
Investment Snapshot
| Guide Price | £125,000 |
| Approx Size | 1,098 sq ft (102 sq m) |
| Refurbishment Budget | £45,000 HB desktop allowance |
| Purchase + Works | £170,000 |
| Estimated Total Project Cost | £177,900 before SDLT |
| Low / Base / High GDV | £225,000 / £255,000 / £280,000 |
| Estimated Private Rent | £1,100 pcm |
| Potential Annual Rent | £13,200 pa |
| Gross Yield – Purchase | 10.6% |
| Gross Yield – Purchase + Works | 7.8% |
| Gross Yield – Total Project Cost | 7.4% |
| 75% Refinance | £191,250 |
| Capital Left In | £-13,350 |
| Estimated Flip Surplus | £77,100 before tax/SDLT/selling costs |
| Suggested Strategy | Refurbish / resale; BTL secondary |
| Main Risk | Character-property refurbishment and auction due diligence |
Market Comparables
| Scawns Cottages, Menheniot – 3 bed cottage | £260,000 asking — Current local cottage |
| Church View – subject | £125,000–£150,000 guide — Auction renovation benchmark |
| PL14 wider market | Desktop range c.£225k–£280k — Requires post-works survey/agent confirmation |
Comparable prices above are marketed/guide figures unless explicitly described as sold. They are screening evidence, not a formal valuation.
Proposed Works
| Repairs / fabric / damp allowance | £7,200 |
| Electrical / plumbing / heating | £8,100 |
| Kitchen & bathroom upgrades | £9,000 |
| Internal finishes / joinery | £9,000 |
| External / garden / ancillary buildings | £4,500 |
| Contingency | £7,200 |
Rental Value
| PL14 2 bed bungalow | £925–£950 pcm marketed |
| Nearby 3 bed rural houses | c.£1,100–£1,250 pcm desktop screening |
| HB base rent | £1,100 pcm desktop estimate |
Rental comparables are advertised rents unless otherwise stated; achieved rent may differ.
Low / Base / High Investment Scenario
| Low | GDV £225,000; downside case after works and acquisition costs. |
| Base | GDV £255,000; screening case used for refinance/flip calculations. |
| High | GDV £280,000; requires strong finish and supportive local demand. |
BTL Analysis
| Base monthly rent | £1,100 |
| Annual rent | £13,200 |
| Gross yield on guide | 10.6% |
| Gross yield on total project cost | 7.4% |
BRRR Analysis
| Base GDV | £255,000 |
| 75% refinance | £191,250 |
| Estimated total project cost | £177,900 |
| Indicative capital left in | £-13,350 |
Flip Analysis
| Base GDV | £255,000 |
| Estimated total project cost | £177,900 |
| Indicative surplus | £77,100 |
| Important | Surplus excludes SDLT, tax and selling costs and is not net profit. |
Maximum Bid Indicator
| Base GDV | £255,000 |
| Target developer margin | 15% of GDV |
| Works allowance | £45,000 |
| Known buyer admin fee | £2,400 inc VAT |
| Other legal / finance / holding allowance | £5,500 desktop allowance |
| Indicative maximum bid | £163,850 |
| SDLT | Buyer-specific and deliberately excluded; deduct applicable SDLT from the maximum bid. |
Strategy Recommendation
Refurbish / resale; BTL secondary. The investment case is highly sensitive to the actual condition, legal pack and achieved end value/rent.
Strategy Rating
| Refurbishment / value-add | ★★★★☆ |
| Long-term rental | ★★★☆☆ |
| Flip / resale | ★★★☆☆ |
Key Risks
- Character-property refurbishment and auction due diligence
- Auction purchase is legally binding; review the legal pack and all seller charges before bidding.
- Desktop GDV/rent/works assumptions require independent verification.
Analysis Confidence
Medium for source facts; low-to-medium for desktop investment estimates until survey, legal pack, contractor quotes and local agent appraisal are obtained.
Auction Details :
Kivells
Auction Date :
11/11/26
Lot Number :
004
Property Location:
Church View, Menheniot, PL14 3RT
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