Croft House, Waberthwaite, Millom, Cumbria

Description

A four detached bedroom property on the edge of the rural village of Waberthwaite. The property briefly comprises dining kitchen, snug, lounge, with access to a workshop. There are four double bedrooms and family bathroom. Outside there are gardens and a driveway. The property is in need of modernisation which would suit a developer.

Accommodation

Ground Floor: Entrance Porch; Kitchen/Dining Room - 19'7 x 11'8; Cloakroom; Workshop - 10'8 x 6'8; Snug - 10'10 x 9'10; Living Room - 17'5 x 12'4. First Floor: Bedroom - 11'6 x 13'9; Bedroom - 8'0 x 10'0; Bedroom - 12'7 x 10'9; Bedroom - 11'8 x 12'2; Bathroom - 6'10 x 8'2. Outside: Gardens; Driveway.

Location

On the edge of the rural village of Waberthwaite.

Tenure / Property Information

Investment Analysis

The supplied comparables are completed sales of detached houses in Waberthwaite, ranging from £210,000 in 2017 to £300,000 in 2021. The £300,000 Three Nooks sale is the closest and highest supplied evidence, but the properties are not confirmed to be directly comparable in size, condition or specification, and there is no current sale evidence. A provisional base GDV of £300,000 is therefore used, with a cautious low scenario of £250,000. This is an estimate only and requires local valuation and inspection.

Investment Snapshot

Strategy Recommendation

Proceed only as a conditional refurbishment or resale opportunity after reviewing the legal pack, commissioning a full inspection and obtaining firm works and selling-cost estimates. Do not rely on the provisional GDV or assume rental viability.

Works Required

Modernisation of the detached four-bedroom house, subject to inspection. The EPC is rated G, so energy-efficiency and compliance works may require investigation. No specific defects, services condition or refurbishment quotations are supplied, so no reliable works budget can be stated.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the provisional £300,000 base GDV, 75% refinance is £225,000. However, total project cost cannot be calculated because refurbishment costs, special-condition costs and other acquisition costs are unknown. BRRR viability therefore cannot be confirmed.

Buy-to-Let Analysis

BTL appraisal cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Purchase costs, refurbishment costs and legal-pack costs are also incomplete. The rural location and EPC G rating should be investigated before relying on a rental strategy.

Flip Analysis

A potential resale margin is suggested by the £300,000 2021 local detached sale, but the evidence is not property-specific and the house requires modernisation. With no supported refurbishment allowance, selling costs or current valuation, a flip surplus cannot be calculated.

Investor Risks & Due Diligence

• Legal tenure and title details are not supplied; tenure is stated as subject to the legal pack.

• The property is described as needing modernisation, but the extent and cost of works are unknown.

• EPC rating G may require energy-efficiency investigation and potential improvement works.

• No sufficiently specific rental evidence is available, so rental income and yield cannot be established.

• Special-condition costs, search fees, seller legal costs, transfer fees and other disbursements may be payable but are unknown.

• The GDV estimate relies on dated sales of other detached houses and is not a formal valuation.

• The property is in a rural village location, which may affect resale and rental demand; no demand evidence is supplied.

Recommendation

Proceed only as a conditional refurbishment or resale opportunity after reviewing the legal pack, commissioning a full inspection and obtaining firm works and selling-cost estimates. Do not rely on the provisional GDV or assume rental viability.

Strategy Rating

Analysis Confidence

There is some relevant local completed-sale evidence and a detailed accommodation description, but the comparables are dated and not confirmed as directly comparable. Rent, condition detail, tenure, refurbishment costs and several auction costs are unavailable.