Highfield House, Summer Hill, Gainsborough

Description

A wonderful and unique opportunity to acquire this substantial and imposing detached residence, in a stunning Victorian-Gothic style architecture, retaining many incredible and rare features. The property sits within its own grounds of approximately 1.25 acres, and possesses an ideal opportunity for the discerning purchaser to restore this incredible property back to its former glory.

Accommodation

Grade II listed house comprising accommodation over 3 floors, with a net internal floor area of approximately 3,696 sq. ft. (343.3 sq. mtrs). Comprising 10 bedrooms over the first and second floors, and a range of ground floor accommodation. Outside, the property sits within 1.25 acres of mature grounds.

Location

Situated within private and secluded, well-established grounds on Summer Hill, Gainsborough, in a well-regarded and sought-after area of the historic Lincolnshire market town. Gainsborough offers a range of facilities and amenities, including the Marshalls Yard retail and leisure complex, and is well located for access to Retford, Scunthorpe, Market Rasen, and the cities of Doncaster and Lincoln.

Tenure / Property Information

Investment Analysis

The strongest evidence is the subject property's completed sale at £320,000 on 26 June 2025. Other detached sales on Summer Hill were £335,000 and £450,000, but their accommodation, condition and land are not supplied. The auction guide of £250,000–£350,000 therefore overlaps the most relevant £320,000 evidence. The Grade II listing and stated need to restore the property introduce substantial uncertainty because no survey, condition schedule or works budget is provided.

Investment Snapshot

Strategy Recommendation

Proceed only as a specialist Grade II listed restoration project after reviewing the legal pack and obtaining a detailed building survey, conservation advice and a fully priced works schedule. Do not rely on BTL or BRRR assumptions without rental and cost evidence.

Works Required

Restoration of the Grade II listed house back towards its former condition, subject to a full building survey, listed-building consent requirements and the legal pack. Specific defects, services condition and specification are not supplied, so no works cost can be estimated reliably.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £250,000 lower guide, the purchase price plus the stated 2.4% buyer and administration charges would be £256,000 before works and other disbursements. A 75% refinance against the £320,000 base GDV is £240,000, but the unknown restoration cost, listed-building requirements and finance costs prevent a reliable cash-left-in or BRRR return calculation.

Buy-to-Let Analysis

No sufficiently specific rental evidence or auctioneer rent estimate is supplied, so rent, gross yield and BTL affordability cannot be established. The 10-bedroom layout may require careful consideration of lawful use and compliance, but no use classification or licensing evidence is provided.

Flip Analysis

Using the £320,000 completed sale of the subject as the base GDV, buying at the £250,000 lower guide would leave £70,000 before the 2.4% buyer and administration charges, restoration works, finance, selling costs and other disbursements. A net flip surplus cannot be calculated because works and selling allowances are unsupported.

Investor Risks & Due Diligence

• Grade II listed status may restrict alterations and require consent.

• The property is expressly described as requiring restoration, but the extent and cost of works are unknown.

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

• Buyer and administration charges total 2.4% of the purchase price, with possible additional legal-pack disbursements and other charges.

• No reliable maximum bid can be calculated without a priced works schedule and project costs.

• The comparable evidence is limited and the other sales lack supplied details on accommodation and condition.

Recommendation

Proceed only as a specialist Grade II listed restoration project after reviewing the legal pack and obtaining a detailed building survey, conservation advice and a fully priced works schedule. Do not rely on BTL or BRRR assumptions without rental and cost evidence.

Strategy Rating

Analysis Confidence

There is strong completed-sale evidence for the subject, but no survey, EPC, rental evidence, quantified refurbishment budget, selling costs or detailed legal-pack information.