Furnace Farm House, Bedgebury Road, Cranbrook, Kent

Description

Freehold Grade II listed detached four-bedroom farmhouse requiring modernisation, arranged over ground and first floors. On a site of approximately 0.381 acres (1,540 m²). Gross Internal Area approximately 248 sq m (2,670 sq ft).

Accommodation

First floor: Principal bedroom with en-suite bathroom/WC, three further bedrooms, family bathroom/WC, landing. Ground floor: Two reception rooms, kitchen/breakfast room, pantry, boot room, cloakroom/WC. Outside: Front and rear garden.

Location

The property is situated in an idyllic and rural location off Bedgebury Road. Public transport links include Etchingham mainline rail station and a network of local bus services serving the surrounding vicinity. Road links include the A21, A26 and A229. Shopping amenities can be found locally within Goudhurst Village, with an extensive range of shops, bars and restaurants in Cranbrook and Royal Tunbridge Wells. Recreational pursuits can be found locally at the open spaces of Bedgebury National Pinetum and Forest and Angley Woods.

Tenure / Property Information

Investment Analysis

The strongest evidence is the same property’s completed sale at £460,000 on 30 May 2025. Older sales were £638,000 in 2023 and £945,000 in 2014, but date and condition differences limit direct comparison. A cautious HB range is £460,000–£638,000, with £460,000 as the base GDV pending inspection and listed-building review.

Investment Snapshot

Strategy Recommendation

Proceed only as a cautious value-led purchase after confirming condition, listed-building requirements, parking, heating and all special-condition fees. Do not rely on BTL or flip returns until costs and marketability are evidenced.

Works Required

Modernisation is required, but the evidence does not specify the condition or scope of works. Any alterations should account for the Grade II listed status and require appropriate survey and consent checks.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the base GDV of £460,000, 75% refinance is approximately £345,000. Total acquisition and refurbishment cost cannot be calculated because no works allowance or applicable seller fees are supplied. BRRR viability therefore remains unconfirmed.

Buy-to-Let Analysis

No sufficiently specific rental evidence or auctioneer rent estimate is supplied, so rent and gross yield cannot be established. The property is vacant and requires modernisation, while Council Tax is Band G.

Flip Analysis

The latest same-property completed sale supports a cautious £460,000 base GDV, with an older £638,000 sale providing a higher scenario. A flip surplus cannot be calculated because refurbishment costs and any selling allowance are unsupported.

Investor Risks & Due Diligence

• Grade II listed status may constrain or require consent for modernisation works.

• The property is described as requiring modernisation, but the scope and cost are unknown.

• No sufficiently specific rental evidence or auctioneer rent estimate is available.

• Parking and heating details require confirmation.

• The seller may charge additional completion fees under the Special Conditions of Sale.

• Completed-sale evidence varies materially by date, from £460,000 in 2025 to £945,000 in 2014, creating valuation uncertainty.

Recommendation

Proceed only as a cautious value-led purchase after confirming condition, listed-building requirements, parking, heating and all special-condition fees. Do not rely on BTL or flip returns until costs and marketability are evidenced.

Strategy Rating

Analysis Confidence

There are three same-property completed sales and clear property particulars, but no inspection findings, refurbishment quotation, rental evidence, parking/heating details or complete fee schedule.