Colebrook Manor, Former Care Home, Plymouth, Devon PL7 4DZ

Description

A substantial and versatile former care home offering considerable development potential. Suitable for a variety of alternative uses, subject to any necessary planning consents. Could be reinstated as a care home – all core infrastructure and fixtures remain in situ. The property originated as a pair of semi-detached Victorian dwellings, which were subsequently combined, altered and extended during the 1990s and converted into a residential care home. A further addition to the north-west corner was completed circa 1996. The building is not listed and falls outside the Plympton St Maurice Conservation Area.

Accommodation

Lower ground floor: approximately 2,452 sq. ft., including two commercial-style kitchens, utility room, laundry room, reception room, WC, office and multiple storage rooms. Ground floor: approximately 9,245 sq. ft., including 24 bedrooms, most with en-suite shower rooms, residents’ lounge, dining room, conservatory, reception room, activities room, waiting room, nurses’ office, treatment room, managers’ office, admin office and WC facilities. First floor: approximately 8,202 sq. ft., including 22 bedrooms, predominantly en-suite, residents’ lounge, first floor kitchen, bathroom, nurses’ office, treatment room, sluice room, communal bathroom, linen/landing storage, master bedroom suite and multiple larger rooms. Existing passenger lift provides access between floors.

Location

The property occupies a commanding position set back from Boringdon Road in the established residential suburb of Plympton, Plymouth. It is surrounded by external walkways, steps, ramps and fire escape staircases, with a substantial tiered garden to the rear featuring mature trees, lawned areas and two ponds.

Tenure / Property Information

Investment Analysis

No completed sales evidence is sufficiently comparable to support a market value or GDV for this 19,899 sq. ft. former care home. The supplied comparables are older sales of individual detached or semi-detached dwellings on the same postcode and are not reliable evidence for this commercial development. The £700,000+ guide and £2,100 buyer premium are auction terms, not a valuation. Planning, condition, compliance and alternative-use viability remain unverified.

Investment Snapshot

Strategy Recommendation

Do not commit at the guide without specialist planning, building-condition, care-use and commercial valuation due diligence. Treat as a speculative development opportunity rather than an underwritten BTL or BRRR project until GDV, works and exit evidence are obtained.

Works Required

Obtain planning and building-control advice for any proposed alternative use or care-home reinstatement; undertake full structural, services, fire-safety, accessibility, asbestos and condition surveys; assess the existing kitchens, lift, en-suite facilities, external access, gardens and parking. Any remedial or conversion works should be specified and costed only after inspection and consent review.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR analysis cannot be supported because there is no evidence-based GDV, refurbishment budget, achievable rent or refinance valuation. The existing lift, bedrooms, en-suite facilities and care-home infrastructure may provide reuse potential, but this requires surveys, lender review and planning/compliance confirmation.

Buy-to-Let Analysis

BTL analysis cannot be established. No sufficiently specific rental comparable or auctioneer rent estimate has been supplied, and the building is described as a former care home rather than a standard residential investment. Any residential or care use may require planning, compliance and operational assessment.

Flip Analysis

A flip surplus cannot be calculated. No supported GDV, works allowance, resale costs or sufficiently comparable completed sales are available. The guide price is £700,000+ and the buyer premium is £2,100, with possible further special-condition fees.

Investor Risks & Due Diligence

• Alternative uses and any care-home reinstatement are subject to necessary planning and other consents.

• No condition, structural, services, fire-safety, asbestos or accessibility assessment has been supplied.

• No reliable rental evidence or passing rent is available.

• The leasehold and freehold title structure requires legal review.

• The £700,000+ guide is not a valuation and additional special-condition fees may apply.

• The available sold comparables are old and relate to individual dwellings rather than this former care-home development.

Recommendation

Do not commit at the guide without specialist planning, building-condition, care-use and commercial valuation due diligence. Treat as a speculative development opportunity rather than an underwritten BTL or BRRR project until GDV, works and exit evidence are obtained.

Strategy Rating

Analysis Confidence

The evidence confirms the building’s scale, former care-home use, tenure structure and auction terms, but provides no reliable GDV, rent, condition survey, refurbishment cost, planning position, EPC or full fee schedule.