Holmewrangle Cottage, Armathwaite, Carlisle, Cumbria CA4 9QY

Description

Rural, detached house with 0.98 acre garden and paddock. A freehold detached house occupying a generous garden plot and paddock, approx 0.98 acres, alongside the river in this scenic rural area of the Eden valley north of the village of Armathwaite with easy access to Carlisle and Penrith. The house itself is rather dated but offers great potential to provide a family home with well proportioned accommodation including three reception rooms, kitchen, bathroom, three bedrooms and useful two storey annexe.

Accommodation

Ground Floor: Porch; Entrance Hall; Sitting Room 15'3 x 13'; Dining Room 14'9 x 12'9; Kitchen 10'9 x 10'; Pantry 11'6 x 10'. First Floor: Front Bedroom 15'3 x 13' with walk in store 11' x 4'; Front Bedroom 15'3 x 13'; Rear Bedroom 11'6 x 10'; Bathroom 11' x 10'. Annexe: Ground Floor Room 14'6 x 9'9; First Floor Room 15' x 9'9. Outside: Generous garden plot - see the title plan.

Location

Alongside the river in a scenic rural area of the Eden valley north of the village of Armathwaite, with easy access to Carlisle and Penrith. What3words location: ///typified.line.beauty

Tenure / Property Information

Investment Analysis

The latest supplied comparable in the same postcode is a detached freehold sale at £250,000 in August 2025. Older local detached sales were £305,000 in 2011 and £249,950 in 2003. A £250,000 base GDV is an indicative anchor only; the subject is dated, has substantial land and an annexe, and no detailed condition or legal-pack evidence is supplied.

Investment Snapshot

Strategy Recommendation

Treat primarily as a potential refurbishment or owner-occupier project, subject to survey, legal-pack review, annexe status, paddock VAT and flood-related due diligence. Do not bid beyond a fully costed appraisal.

Works Required

Modernisation and updating of the dated house may be required. The supplied evidence does not identify specific defects or support a refurbishment cost allowance. Review the annexe, paddock and all works requirements in the legal pack and survey.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A £250,000 base GDV implies 75% refinance proceeds of £187,500. BRRR viability cannot be established because refurbishment costs, total acquisition costs, legal-pack liabilities and achievable rent are not sufficiently evidenced.

Buy-to-Let Analysis

Supplied advertised rents range from £450 to £925 pcm, but these are not achieved rents and relate to Carlisle and Stanwix rather than a direct comparable for this rural property. Indicative gross yield on the £185,000 guide is approximately 2.92% to 6.00%, before finance, operating costs, fees and refurbishment.

Flip Analysis

The £250,000 base GDV is supported only by one recent same-postcode detached sale and requires adjustment for condition, land and the annexe. With no supported works budget or selling-cost allowance, flip surplus cannot be calculated.

Investor Risks & Due Diligence

• Property is described as dated, but the extent and cost of works are unknown.

• The property is alongside the river; appropriate flood and insurance due diligence is required.

• Tenure and legal details remain subject to the legal pack.

• VAT will be charged on the paddock, with the amount unspecified.

• The annexe's legal, planning and functional status is not evidenced.

• Special conditions may include search fees, seller costs, legal fees and transfer fees.

• Rental evidence is advertised asking rent and is geographically indirect.

• EPC rating is E.

Recommendation

Treat primarily as a potential refurbishment or owner-occupier project, subject to survey, legal-pack review, annexe status, paddock VAT and flood-related due diligence. Do not bid beyond a fully costed appraisal.

Strategy Rating

Analysis Confidence

There is one relatively recent same-postcode sale, but no detailed condition report, refurbishment budget, passing rent, full legal-pack costs, tenure confirmation or reliable direct rental comparable.