Coach House, Melmerby, Ripon, North Yorkshire HG4 5HA

Description

This is a unique opportunity to acquire a five bedroom home with its very own swimming pool. The property also benefits from a gated driveway, garage and gardens. The property is a substantial size but does need modernisation throughout, however it would make an excellent family home once complete.

Accommodation

Ground Floor: Three living rooms, dining room, kitchen, conservatory and swimming pool. First Floor: Five bedrooms and a bathroom. Externally: Garage, driveway and gardens.

Location

Located in a small, rural village 5 miles north of Ripon. Ripon is a popular market town which benefits from shops, cafes, a hospital and amenities. The motorway network is also a short distance, making it ideal for commuters.

Tenure / Property Information

Investment Analysis

The £164,000 guide is supported only as the auction guide, not as a current market value. The supplied Land Registry comparables are dated 2003–2011, lack size/condition detail and are not demonstrably comparable to this five-bedroom house with swimming pool. A reliable GDV cannot be established. Modernisation is required throughout, but no works budget is supplied.

Investment Snapshot

Strategy Recommendation

Treat as a potential owner-occupier refurbishment opportunity only after surveying the property, reviewing the legal pack and obtaining a current local valuation and detailed works quotation. Do not underwrite as BTL, BRRR or a flip on the supplied evidence.

Works Required

Modernisation throughout, subject to survey and specification. The evidence does not identify individual defects or provide a refurbishment budget. The swimming pool, EPC E rating and associated services should be assessed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be quantified because current GDV, refurbishment cost, rent and finance costs are unsupported. The £164,000 guide is subject to a £900 buyer premium, a 1.5% administration charge subject to a £2,100 minimum, and possible further legal or disbursement costs.

Buy-to-Let Analysis

No sufficiently specific rental evidence or auctioneer rent estimate is supplied, so rent and gross yield cannot be established. Modernisation, EPC E and swimming-pool operating costs may affect letting demand and profitability.

Flip Analysis

A flip surplus cannot be calculated. The dated sold comparables do not establish a current resale value, and no refurbishment allowance or selling-cost allowance is supplied.

Investor Risks & Due Diligence

• Modernisation is required throughout, with no quantified works budget.

• EPC rating is E.

• Swimming-pool condition, running costs and compliance requirements are not supplied.

• No sufficiently specific rental evidence is available.

• Sold comparables are dated 2003–2011 and lack detailed comparability information.

• Buyer fees, administration charges and potentially further special-condition costs apply.

• Legal-pack terms and any additional disbursements are unknown.

Recommendation

Treat as a potential owner-occupier refurbishment opportunity only after surveying the property, reviewing the legal pack and obtaining a current local valuation and detailed works quotation. Do not underwrite as BTL, BRRR or a flip on the supplied evidence.

Strategy Rating

Analysis Confidence

The guide, property description, tenure, fees and dated sold evidence are available, but there is no current comparable valuation, rental evidence, refurbishment budget, occupancy information or legal-pack cost detail.