Hill Crest, Stratford Road, Sherbourne, Warwick, CV35 8AG

Description

A detached property dating back to the 1700's which was once two Blacksmiths cottages and has been joined together to form one single dwelling. The property has development potential subject to planning and was once previously used as a B&B.

Accommodation

Ground Floor: Dual porches, four reception rooms, two inner halls, one with WC and one with understairs cupboard, kitchen, utility, conservatory, bedroom with shower room off. First Floor: Served via two staircases, three bedrooms, master with en suite bathroom/WC, family bathroom/WC and further shower room/WC. Outside: Extensive rear gardens extending to circa 0.75 of an acre, with side garage, car port and outbuildings to rear.

Location

The property stands back from the main Stratford Road via a service road.

Tenure / Property Information

Investment Analysis

The strongest evidence is White Lodge, a detached freehold sale in the same CV35 8AG area at £830,000 in January 2025. However, the evidence does not establish comparable size, condition, specification, acreage or development characteristics. The older detached sales range from £280,000 to £1,290,000 and are not sufficiently comparable or current. A reliable GDV, refurbishment budget or maximum bid cannot therefore be established from the supplied evidence. The £2,700 administration charge is known; other completion costs, taxes and legal-pack costs are not supplied.

Investment Snapshot

Strategy Recommendation

Do not bid on the supplied evidence alone. Treat this as a potential owner-occupier or development-led opportunity only after legal, building and planning due diligence establishes a defensible end value and project budget.

Works Required

Obtain planning and legal advice regarding the stated development potential and any implications of the former B&B use. Commission a full building, services and outbuilding inspection, with particular attention to the age and historic configuration of the property. Review the EPC E rating to identify any required improvements, but no specific refurbishment works or costs are evidenced.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment is not supportable because there is no reliable subject-property rent, GDV, refurbishment allowance or total project cost. Refinance proceeds and cash left in cannot be calculated. Planning potential may create upside, but it is expressly subject to planning and should not be valued without confirmation.

Buy-to-Let Analysis

BTL economics cannot be established reliably. The only rental evidence is an advertised £1,987 pcm for four-bedroom houses on Cheetham Hill Road, which is not demonstrated to be comparable with this property or its location. No achieved rent, operating costs, finance costs or refurbishment budget is supplied.

Flip Analysis

A flip surplus cannot be calculated. The £830,000 same-area detached sale is useful market context but does not establish this property's resale value, and no supported works, selling costs or acquisition-cost total is available. The former B&B use, historic construction and development potential require due diligence before considering a resale strategy.

Investor Risks & Due Diligence

• Development potential is expressly subject to planning and is not guaranteed.

• The property dates from the 1700s and comprises two former cottages joined into one dwelling; construction, layout and services require specialist inspection.

• The property was previously used as a B&B, but the legal and planning implications of that use are not supplied.

• The 0.75-acre gardens, garage, car port and outbuildings may create maintenance, legal or planning considerations that are not evidenced.

• Additional special-condition costs, stamp duty and government taxes are not supplied.

• The rental evidence is an advertised asking rent from a different stated location and is not evidence of achieved rent for this property.

• Vacant possession is stated, but no detailed legal-pack information has been provided.

Recommendation

Do not bid on the supplied evidence alone. Treat this as a potential owner-occupier or development-led opportunity only after legal, building and planning due diligence establishes a defensible end value and project budget.

Strategy Rating

Analysis Confidence

There is one relatively recent same-area detached sale, but no direct comparable detail, floor area, condition report, planning information, subject-specific rent, refurbishment cost or complete fee schedule.