John Tharp House, Chippenham Park, Chippenham, Ely

Description

Forming part of the impressive and historic John Tharp House, a Grade II* listed residence dating back to the 17th century, this unique property is one of just eight individual homes within the building. Thoughtfully converted approximately 30 years ago, John Tharp House offers around 1,800 sq ft of versatile character accommodation within the picturesque grounds of Chippenham Park. The property comprises an entrance porch, reception hall, cloakroom, kitchen and three reception rooms, with three bedrooms and two bathrooms to the first floor. Period features include original windows, exposed timbers, decorative coving, ceiling roses and an attractive open fireplace. Externally, there is a private paved seating area, access to extensive communal grounds, shared parking and a garage within a nearby block. Sought-after Chippenham location surrounded by Suffolk countryside, with convenient access to Newmarket.

Accommodation

Ground floor: entrance porch, reception hall, cloakroom, living room, dining room, study, kitchen and W/C. First floor: three bedrooms and two bathrooms. The property also has a private paved seating area, communal grounds, shared parking and a garage within a nearby block.

Location

Sought-after Chippenham location surrounded by Suffolk countryside, with convenient access to Newmarket. The property is within the picturesque grounds of Chippenham Park.

Tenure / Property Information

Investment Analysis

The supplied Land Registry evidence comprises same-park terraced freehold sales from 2014–2016 ranging from £380,000 to £530,000, but it is too historic and property-specific detail is insufficient to support a current GDV. The £300,000 guide is below those historic sale prices, but is not evidence of current market value. Buyer premium and admin charge total £2,400, before any legal-pack disbursements, special-condition costs or refurbishment.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the legal pack, confirming service-charge and special-condition liabilities, obtaining a current valuation and inspecting the Grade II* property. Do not rely on historic comparables alone or bid without a verified exit strategy.

Works Required

No specific defects or repair requirements are evidenced. Investigate the cause and implications of the current EPC F rating, together with general condition, services and any required works. As a Grade II* listed property, obtain appropriate consent before alterations; refurbishment costs cannot be estimated from the supplied evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR analysis cannot be established without a supported current GDV, rent, refurbishment budget and finance assumptions. The historic same-park sales provide context only and should not be treated as current refinance values.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The approximately £425 six-monthly service charge equates to approximately £850 annually, subject to confirmation, before other ownership and operating costs.

Flip Analysis

A flip appraisal cannot be reliably calculated. Historic same-park sales range from £380,000 to £530,000, but occurred in 2014–2016 and do not establish a current resale value. Unknown works, selling costs and potential listed-building requirements further prevent a supported surplus calculation.

Investor Risks & Due Diligence

• Current market value is not supported by the historic 2014–2016 comparables.

• Current EPC rating is F and the cost and feasibility of improvement are unknown.

• Grade II* listed status may restrict alterations and require specialist consents.

• A service charge of approximately £850 per year is payable, subject to solicitor confirmation.

• Legal-pack disbursements, special-condition charges, sellers’ costs, legal fees and transfer fees may be payable but are not quantified.

• No sufficiently specific rental evidence is available to assess investment yield.

• Shared parking, communal grounds and the separate garage arrangement require legal and practical verification.

Recommendation

Proceed only after reviewing the legal pack, confirming service-charge and special-condition liabilities, obtaining a current valuation and inspecting the Grade II* property. Do not rely on historic comparables alone or bid without a verified exit strategy.

Strategy Rating

Analysis Confidence

The property description, tenure, guide price, fees, EPC, service charge and historic same-park sales are supplied, but there is no current valuation, rental evidence, condition survey, refurbishment budget or complete legal-cost information.