Jubilee Cottage, Polgooth, St. Austell, Cornwall PL26 7BP

Description

The house will benefit from modernisation and refurbishment, there is potential to add value.

Accommodation

Ground floor: Entrance hall, living room, kitchen. First floor: 2 bedrooms, shower room. Outside: Rear garden with timber outbuildings.

Location

The property is located in the village of Polgooth, close to St Austell Golf Club and the Cornwall Hotel and Spa, a short drive from both St. Austell and Charlestown.

Investment Analysis

The supplied evidence includes five completed sales of semi-detached properties in the same Polgooth postcode, ranging from £68,500 in 2011 to £272,000 in 2022. The sales do not provide bedroom counts, floor areas, condition or detailed specifications, so direct comparability is limited. The £165,000 and £171,500 sales are the closest lower/mid reference points, while £249,995 and £272,000 indicate higher historical outcomes. A conservative base GDV estimate of £171,500 is used, with a wide evidence-based scenario range of £165,000 to £272,000. The £58,000 guide is £61,600 including the £3,600 minimum buyer premium, before works and any other costs.

Investment Snapshot

Strategy Recommendation

Proceed only as a conditional value-add opportunity, subject to full inspection, confirmation of title and special conditions, and a detailed refurbishment quotation. Do not rely on the headline GDV without verifying comparability and resale costs.

Works Required

Modernisation and refurbishment of the existing two-bedroom semi-detached house, including the kitchen, living accommodation, bedrooms, shower room and general finishes. The description does not identify specific defects or provide sufficient information to quantify the works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

The base GDV estimate is £171,500, giving an indicative 75% refinance figure of £128,625. However, refurbishment costs, finance costs, rental income and other acquisition or project costs are unavailable, so cash left in, equity and refinance viability cannot be calculated reliably.

Buy-to-Let Analysis

BTL cannot be underwritten from the supplied evidence because no sufficiently specific rental comparable or auctioneer rent estimate is provided. Gross yield, total project cost and a reliable maximum bid cannot therefore be established. The buyer premium alone is £3,600 at the £58,000 guide, before works and other possible costs.

Flip Analysis

A value-add resale strategy is potentially indicated by the stated need for modernisation and the gap between the £58,000 guide and supplied local completed sales. However, no refurbishment budget, selling costs, floor area, condition schedule or directly comparable finished sale is supplied, so a reliable flip surplus or maximum bid cannot be calculated.

Investor Risks & Due Diligence

• Refurbishment scope and cost cannot be quantified from the supplied description.

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

• Comparable sales lack bedroom, floor-area and condition details, creating substantial GDV uncertainty.

• Buyer premium is subject to a £3,600 minimum at the guide, and additional special-condition fees may apply.

• Tenure, occupancy, lease information and other property particulars are not supplied.

• A 10% deposit is required, subject to a £5,000 minimum, with other auction costs potentially payable.

Recommendation

Proceed only as a conditional value-add opportunity, subject to full inspection, confirmation of title and special conditions, and a detailed refurbishment quotation. Do not rely on the headline GDV without verifying comparability and resale costs.

Strategy Rating

Analysis Confidence

There are several same-postcode completed sales and a stated refurbishment opportunity, but bedroom, size, condition, tenure, rent, EPC, costs and special-condition details are missing. The comparable sales also vary materially in date and price.