Downside House, Cattery & Riding School, Sully Road, Penarth, Vale of Glamorgan, CF64 2TR

Description

Substantial detached four-bedroom house with equestrian facilities and cattery on a mixed use site of circa 1.06 acres. The site includes a large indoor arena of circa 5,498 sq ft, tack room, haybarn, circa 25 looseboxes, 34 cattery pens, additional outbuildings and yard space.

Accommodation

Entrance hall, living room, dining room, study, spacious kitchen/breakfast room, utility room and WC at ground floor. First floor: four double bedrooms, one with an ensuite, and a family bathroom. The cattery comprises a L-shaped building with 34 PVC pens, including an isolation unit, plus a wooden shed used for storage and additional housing for small animals. Equestrian facilities include 25 looseboxes, hay store, wash room, large storage barn with outdoor exercise area, WC, and a large indoor arena of 5,498 sq ft with first-floor tack room, viewing platform, office, kitchenette and further storage area.

Location

Situated in a private and secluded location along Sully Road, set back from the road via an entrance driveway. Approximately 2 miles north of Sully village, 3 miles from Penarth and 2.6 miles south of the A4232.

Tenure / Property Information

Investment Analysis

The guide price is £650,000. Supplied Land Registry comparables on the same road range from £445,500 to £675,000, but they are described only as detached freehold properties and are not sufficiently specific to value this mixed-use site with equestrian facilities, a cattery, substantial outbuildings and approximately 1.06 acres. The comparable evidence is also from 2015–2022. A supported GDV or maximum bid cannot therefore be established. The 1.5% buyer/admin charge equals £9,750 at the £650,000 guide, subject to the stated minimum, but other possible charges are unspecified.

Investment Snapshot

Strategy Recommendation

Do not bid on an investment or flip basis until a specialist valuation, full inspection, title/planning review and evidence of achievable income are obtained. The property may warrant owner-occupier or specialist mixed-use consideration, but the supplied evidence does not support a numerical strategy.

Works Required

No specific defects or required works are evidenced. Budgeting should not be assumed without inspection of the house, arena, stables, cattery, outbuildings, services, oil heating and site infrastructure. Verify the condition, compliance and operational suitability of all facilities before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR cannot be underwritten from the evidence. There is no supported GDV, refurbishment budget, income figure or refinance valuation. The two freehold titles and mixed-use configuration require legal, planning, lender and valuation due diligence before assuming refinanceability.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The property's mixed-use facilities and substantial site mean a standard four-bedroom house rent would not be an adequate basis for valuing the whole asset.

Flip Analysis

A flip appraisal cannot be calculated. The supplied sales are detached-house comparables rather than clearly comparable mixed-use sites, and there is no evidenced refurbishment scope, resale allowance or supported GDV. The buyer/admin charge at the guide is £9,750, while other potential acquisition and disposal costs are unspecified.

Investor Risks & Due Diligence

• No sufficiently specific rental evidence or passing-rent information is supplied.

• The sold comparables are detached residential properties and may not reflect the mixed-use site, equestrian facilities, cattery or acreage.

• No condition information or refurbishment budget is supplied for the house, arena, stables, cattery, outbuildings or services.

• The site comprises two freehold titles, requiring title and legal review.

• Planning, licensing and operational compliance for the cattery and equestrian facilities are not evidenced.

• Additional search, seller, legal, transfer and other charges may apply but are not quantified.

• Specialist mixed-use lending and future refinance valuation are uncertain.

Recommendation

Do not bid on an investment or flip basis until a specialist valuation, full inspection, title/planning review and evidence of achievable income are obtained. The property may warrant owner-occupier or specialist mixed-use consideration, but the supplied evidence does not support a numerical strategy.

Strategy Rating

Analysis Confidence

The evidence confirms the accommodation, facilities, tenure, guide and limited historic comparables, but provides no condition report, rent, refurbishment cost, specialist valuation, GDV or complete fee schedule.