John Tharp House, Chippenham Park, Ely, Cambridgeshire, CB7 5PT

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. Period features include original windows, exposed timbers, decorative coving, ceiling roses and an attractive open fireplace.

Accommodation

Entrance porch, reception hall, cloakroom, kitchen and three reception rooms, with three bedrooms and two bathrooms to the first floor. Ground floor: living room, dining room, study, kitchen and W/C. First floor: three bedrooms and two bathrooms.

Location

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

Tenure / Property Information

Investment Analysis

The supplied completed sales confirm a market for properties within Chippenham Park, ranging from £380,000 to £650,000, but they are historic transactions from 2008–2017 and relate to different properties, including detached and terraced homes. No bedroom counts, sizes or condition details are supplied for the comparables, so a defensible current GDV cannot be established. The Grade II* listing, EPC F, shared parking and garage also require property-specific valuation and due diligence.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. Obtain a listed-building-aware survey, legal pack review, current local valuation and rental assessment before considering owner-occupier or investment purchase.

Works Required

Obtain a full survey and assess the EPC F position. Any energy or alteration works must account for the Grade II* listed status and may require appropriate consent. No specific defects or refurbishment scope 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 without a current GDV, refurbishment budget, rent evidence and finance assumptions. The historical sales provide context only and are not sufficiently comparable to calculate a reliable refinance value.

Buy-to-Let Analysis

BTL cannot be underwritten from the supplied evidence because no sufficiently specific rental comparable or auctioneer rent estimate is available. Gross rent and yield are therefore unquantifiable. EPC F and the listed status may also affect future letting or improvement requirements, subject to professional advice.

Flip Analysis

A flip appraisal cannot be calculated reliably. The available sales are historic and vary by property type, while no current comparable evidence, works budget or selling-cost allowance is supplied. Additional auction charges are known, but other possible costs remain unspecified.

Investor Risks & Due Diligence

• Grade II* listed status may restrict alterations and energy-efficiency works.

• EPC F indicates poor energy performance, but the required improvement scope and cost are unknown.

• The supplied sold comparables are historic, relate to different properties and lack bedroom, size and condition details.

• No reliable rental evidence is available, preventing BTL yield analysis.

• Occupancy and heating information are not supplied.

• Additional search, seller-cost reimbursement, legal, transfer and other auction-related charges may apply.

• Parking is shared and the garage is in a nearby block.

Recommendation

Do not bid on the current evidence alone. Obtain a listed-building-aware survey, legal pack review, current local valuation and rental assessment before considering owner-occupier or investment purchase.

Strategy Rating

Analysis Confidence

The property description, tenure, guide and known auction charges are supplied, but current comparable valuation, rental evidence, condition detail, refurbishment cost, occupancy information and several purchase costs are unavailable.