Former Meres Beck Residential Home, 125 North Road, Carnforth, Lancashire LA5 9LU

Description

Former Care Home – Considered Suitable For Conversion (STP) - Requires Refurbishment. Substantial semi-detached, mainly two storey former care home which has been extended to the side/rear. Set within good sized grounds with a surfaced parking area to the front. The building is effectively in shell condition and requires refurbishment throughout. Considered suitable for conversion to either apartments or single house etc, subject to the required consents being obtained.

Accommodation

Ground Floor, front: entrance hall, front room plus 2 further rooms. Ground Floor, rear extension: 12 rooms. First Floor, front: 2 open plan rooms. First Floor, rear extension: 12 rooms. The building extends to 461 m2 / 4,962 sq.ft. according to the current EPC.

Location

125 North Road, Carnforth, Lancashire. Set within good sized grounds.

Tenure / Property Information

Investment Analysis

The property is a substantial 461 m² former care home in shell condition, with surfaced parking and good-sized grounds. The supplied North Road completed sales range from £180,000 to £380,000, but they are conventional residential properties and do not establish a value for this former care home or any converted scheme. No supported unit mix, planning consent, conversion layout, refurbishment budget or rental evidence is provided; therefore GDV, refurbishment cost and maximum bid cannot be reliably estimated.

Investment Snapshot

Strategy Recommendation

Proceed only as a planning-led development appraisal after legal, planning, building-condition and measured-cost due diligence. Do not rely on a BTL, BRRR or flip exit until the conversion route, costs, GDV and rents are evidenced.

Works Required

Obtain planning and other required consents for the intended conversion or single-house use; prepare a measured design and specification; refurbish the building throughout from its stated shell condition; complete required building, services, fire-safety and accessibility works identified by surveys and the approved scheme; and review the grounds and surfaced parking as part of the final layout.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR is not quantifiable from the evidence. The acquisition range and known 2.75% buyer administration charge are supplied, but there is no supported refurbishment budget, consented end value, rental figure or finance-cost evidence. The shell condition and conversion requirement create substantial pre-refinance uncertainty.

Buy-to-Let Analysis

A conventional BTL assessment cannot be completed. The property is described as a former care home suitable for conversion, but no consented layout, bedroom/unit count or sufficiently specific rental evidence is supplied. The auctioneer rent estimate is blank, so rent and yield cannot be established.

Flip Analysis

A flip appraisal cannot be reliably calculated. The completed local comparables provide market context but are conventional houses and do not support a GDV for this 461 m² former care home or a converted scheme. No refurbishment allowance, planning position, unit mix or selling-cost allowance is provided.

Investor Risks & Due Diligence

• Conversion is subject to required consents, which are not supplied.

• The building is stated to be effectively in shell condition and requires refurbishment throughout.

• No measured refurbishment budget or building-condition survey is provided.

• The completed comparables are conventional residential properties and may not be suitable valuation evidence for this former care home or a conversion.

• No consented unit mix, bedroom count or rental evidence is provided.

• Additional auction disbursements and other charges may be payable under the legal pack.

Recommendation

Proceed only as a planning-led development appraisal after legal, planning, building-condition and measured-cost due diligence. Do not rely on a BTL, BRRR or flip exit until the conversion route, costs, GDV and rents are evidenced.

Strategy Rating

Analysis Confidence

The evidence confirms size, shell condition, tenure, local completed sales and the buyer administration charge, but omits planning status, proposed accommodation, refurbishment costs, rental evidence, GDV and other project costs.