Hayton Manor Barn, Hayton Road, Stanford, Ashford, Kent, TN25 6DQ

Description

Period barn with planning permission for two dwellings. Planning permission has been granted for conversion of the barn and reinstatement of the cow shed to form two dwellings with associated landscaping and parking, subject to conditions.

Accommodation

The Design and Access Statement shows conversion to provide a single-storey, three-bedroom dwelling, with the cow shed reinstated and converted into a two-bedroom dwelling.

Location

Located on the outskirts of the village of Stanford, adjacent to Hayton Manor, approximately one mile from junction 11 of the M20 motorway. Ashford is approximately nine miles to the west and Folkestone approximately six miles to the east.

Tenure / Property Information

Investment Analysis

Planning permission is stated for two dwellings: a three-bedroom single-storey barn conversion and a two-bedroom cow-shed conversion. The supplied £565,000 Hayton Cottage sale is a single detached property and is not sufficiently comparable to establish GDV for two converted dwellings. No floor areas, specification, planning-condition details, build costs or directly comparable two-unit sales are supplied, so GDV cannot be reliably estimated.

Investment Snapshot

Strategy Recommendation

Treat as a planning-led development opportunity only. Obtain the full planning decision and conditions, measured areas, detailed build and professional-cost quotations, and separate end values before bidding.

Works Required

Undertake the permitted conversion of the period barn into a three-bedroom dwelling and reinstate and convert the cow shed into a two-bedroom dwelling, with associated landscaping and parking, subject to the planning conditions. The evidence does not quantify construction or professional works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR viability cannot be calculated because GDV, construction costs, total acquisition costs, achievable rent and refinance terms are unsupported. The proposed two-dwelling scheme may offer development and refinance potential, but this requires a full planning, build-cost and valuation appraisal.

Buy-to-Let Analysis

A BTL assessment cannot be established. The supplied rents are advertised asking rents for unrelated one- and two-bedroom properties, while the proposed dwellings are three-bedroom and two-bedroom units. No subject-specific rent, works cost, finance cost or operating-cost evidence is supplied.

Flip Analysis

A flip surplus cannot be calculated. The supplied comparable is a single detached property, whereas the asset is a barn and cow-shed conversion into two dwellings. No supported GDV, build budget, professional fees, selling allowance or completion specification is available.

Investor Risks & Due Diligence

• Planning permission is stated to be subject to conditions, but the conditions are not supplied.

• Construction, professional, utility, landscaping and parking costs are unknown.

• The supplied comparable is not directly comparable to the proposed two-dwelling scheme.

• Rental evidence is limited to advertised asking rents for different bedroom counts and locations.

• An administration fee and other non-optional buyer costs may apply, but amounts are not stated.

• Stamp Duty, Land Registry fees and VAT may become payable where applicable.

• No floor areas, specification, EPC, heating details or council tax information are supplied.

Recommendation

Treat as a planning-led development opportunity only. Obtain the full planning decision and conditions, measured areas, detailed build and professional-cost quotations, and separate end values before bidding.

Strategy Rating

Analysis Confidence

Planning use and headline accommodation are supplied, but there are no floor areas, detailed planning conditions, construction costs, subject-specific rents, relevant two-unit comparables, buyer fees or reliable GDV evidence.