Evergreen Cabin, Broomham Lane, Whitesmith, Lewes, East Sussex

Description

An interesting and unique opportunity to acquire this business premises, set within just under an acre of woodland in a semi-rural location. The site has been owned for over 10 years and was originally occupied by a double decker bus until it was destroyed in 2023. It was replaced around three years ago by a two-storey cabin of approximately 40 sq.m., constructed from recycled materials. The cabin has been featured on Channel 4's George Clarke's Amazing Spaces and can be let for 12 months of the year. The surrounding area has potential for residential development, subject to all necessary consents being obtainable.

Accommodation

Ground floor: living room and kitchen/dining area. First floor via spiral staircase: two double bedrooms and shower room. Outside: decked area with steps down to a firepit and wood-fired hot tub. Nearby office comprising small kitchen and shower room, housing the solar system with batteries and roof-mounted solar panels. Rice horsebox housing the back-up generator and two storage sheds, one with plumbing for a washing machine.

Location

The land is situated between Uckfield and Hailsham, just off the Lewes Road (B2124), approached via a private drive from Broomham Lane. There are road links to Lewes, Eastbourne and surrounding areas via the nearby A22 and A27.

Tenure / Property Information

Investment Analysis

The guide price is £290,000–£300,000 plus fees. The supplied sold comparables are detached freehold properties on the same lane, but no sizes, accommodation details or other information establish comparability with this approximately 40 sq.m. business premises/holiday rental cabin. The two generic advertised rental figures are not property-specific and cannot support a rent or yield estimate. No defensible GDV, refurbishment budget or maximum bid can therefore be calculated from the evidence supplied.

Investment Snapshot

Strategy Recommendation

Do not set a bid from the supplied evidence alone. Obtain specialist valuation, planning/use confirmation, holiday-letting evidence, legal review and a full cost schedule before considering the lot.

Works Required

No specific defects or required works are evidenced. Verify the condition and legality of the cabin, office, services, solar-and-battery system, generator, hot tub, decked areas, private access and outbuildings before bidding. Any works allowance remains unsupported.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment is not supportable because there is no evidence-based GDV, refurbishment budget, achievable rent or refinance valuation. The stated potential for residential development is expressly subject to obtaining all necessary consents and should not be included in value without evidence.

Buy-to-Let Analysis

A BTL yield cannot be established. The generic £541 pcm and £1,000 pcm advertised rents are not demonstrated to relate to this cabin and are asking rents rather than achieved rents. No reliable property-specific rent, operating costs or buyer fees are supplied.

Flip Analysis

A flip surplus cannot be calculated. The available comparables are detached freehold sales and do not establish a resale value for this 40 sq.m. cabin/business premises. Buyer fees, other charges and selling costs are also not quantified.

Investor Risks & Due Diligence

• The property is described as business premises/holiday rental, so planning, lawful use and any restrictions require verification.

• Potential residential development is expressly subject to all necessary consents and cannot be relied upon as existing value.

• The cabin is constructed from recycled materials and its condition, compliance and build documentation are not supplied.

• The private drive, solar-and-battery system, generator, hot tub, decked areas and outbuildings require legal, operational and condition due diligence.

• Administration, other non-optional fees, search costs, Stamp Duty, Land Registry fees and VAT may be payable, but amounts are not supplied.

• Vacant possession means no passing rent or established operating income is evidenced.

Recommendation

Do not set a bid from the supplied evidence alone. Obtain specialist valuation, planning/use confirmation, holiday-letting evidence, legal review and a full cost schedule before considering the lot.

Strategy Rating

Analysis Confidence

The evidence confirms the guide, tenure, accommodation and site description, but provides no reliable comparable valuation, property-specific rent, condition survey, refurbishment cost, buyer fees or planning evidence.