Highfields Residential Care Home, Culver Street, Newent, Gloucestershire, GL18 1JA

Description

A Vacant Twenty Seven Bedroom Detached Former Care Home with a Two Bedroom Annex. Potential for Development (Subject to Obtaining all Relevant Consents)

Accommodation

Ground Floor: Four Reception Rooms, Two Kitchens, Seven Bedrooms (Four with En-Suite), Utility Room, Office, Storage Room, Spa Room, Bathroom, Two WCs. First Floor: Reception Room, Sixteen Bedrooms (Thirteen with En-Suite), Two Storage Rooms, Bathroom, WC. Second Floor: Four Bedrooms (Two with En-Suite), Room, WC. Annex: Reception Room, Kitchen, Two Bedrooms, Bathroom. Exterior: communal gardens and off street parking.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Newent Arboretum are within easy reach. Transport links are provided by Colwall rail station.

Tenure / Property Information

Investment Analysis

The £550,000+ guide can be compared only broadly with supplied same-road completed sales: detached properties sold for £450,000 and £585,000, while semi-detached and terraced sales were lower. These are not sufficiently specific comparables for a vacant 27-bedroom former care home with a two-bedroom annex and commercial use. No evidence supports a formal GDV, refurbishment budget, rental value or maximum bid.

Investment Snapshot

Strategy Recommendation

Do not proceed on investment returns alone. Treat as a specialist commercial/development opportunity subject to inspection, legal-pack review, planning and use-consent due diligence, and a professionally supported valuation.

Works Required

No specific physical defects or required works are evidenced. Allow for professional inspection, legal-pack review and assessment of any works required before occupation or redevelopment. Any change of use or development is expressly subject to obtaining relevant consents.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be quantified because there is no supported refurbishment allowance, rental evidence or GDV. Refinance proceeds cannot be calculated without an evidence-supported valuation, and the vacant former care-home use may require relevant consents or operational changes.

Buy-to-Let Analysis

BTL performance cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The former care-home configuration and commercial status also require use, operational and consent due diligence before assuming a residential letting strategy.

Flip Analysis

A flip appraisal cannot be quantified. The supplied same-road sales provide only broad context and are not sufficiently comparable to establish the property's resale GDV; no refurbishment cost or selling allowance is supported.

Investor Risks & Due Diligence

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

• The property is vacant, so no passing income is evidenced.

• Potential development is subject to obtaining all relevant consents.

• The supplied sold comparables are not directly comparable to a 27-bedroom former care home with annex.

• Refurbishment, compliance and operational costs are unknown.

• Additional disbursements and other charges may become payable under the legal pack and special conditions.

Recommendation

Do not proceed on investment returns alone. Treat as a specialist commercial/development opportunity subject to inspection, legal-pack review, planning and use-consent due diligence, and a professionally supported valuation.

Strategy Rating

Analysis Confidence

The evidence includes a guide price, broad local completed sales and property description, but no specific valuation, rental evidence, refurbishment costs, planning position, operating information or complete purchaser-cost schedule.