Kenython House, Kenython Lane, St. Just, Penzance, Cornwall, TR19 7PT

Description

A unique and exciting opportunity to acquire a Former Captains House including an attached three-bedroom bungalow, double garage and just over eight and half acres of land, situated in a remote location neighbouring the moors with views over the surrounding open countryside and out to sea towards the Isles of Scilly. Kenython House is approached via a long unmade lane with a sweeping circular drive and internally provides grand proportions throughout. Seascape, the bungalow, provides good size accommodation and in the past has been utilised as a holiday let. A fantastic project for someone looking to restore a beautiful property back to its former glory.

Accommodation

Kenython House ground floor: hallway, dining room, sitting room and sun room extension, kitchen/dining room, further reception room, utility room, pantry and W.C. First floor: cloakroom/W.C., four bedrooms, two with en-suite shower rooms, and family bathroom. Seascape: open-plan living/dining room and kitchen, three bedrooms and family bathroom.

Location

Remote location neighbouring the moors with beautiful views over the surrounding open countryside and out to sea towards the Isles of Scilly. The property is approached via a long unmade lane with a sweeping circular drive. The site includes approximately 3.51 hectares (8.67 acres) of land.

Tenure / Property Information

Investment Analysis

The £575,000+ guide is below the only recent local completed sale supplied: The Coach House, Kenython Lane, sold for £855,000 in November 2023. Other supplied local sales include Kenython at £745,000 in 2005 and Kenython Cottage at £335,000 in 2003. These properties are not described in sufficient detail to establish a reliable valuation for Kenython House, which includes a former captain's house, attached three-bedroom bungalow, double garage and approximately 8.67 acres. A defensible GDV range cannot therefore be established from the supplied evidence alone.

Investment Snapshot

Strategy Recommendation

Treat as a specialist refurbishment or owner-occupier project only after a full survey, planning/title review and independent valuation of both dwellings and the land. Do not set a bid limit from the supplied evidence alone.

Works Required

Undertake a full building and services survey, then restore and refurbish the main house and attached bungalow in keeping with their existing accommodation. The main house has EPC F and the bungalow EPC is to be confirmed; heating details are not supplied. No specific costed defects or remedial works 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 verified purchase price, refurbishment budget, rent, valuation and refinance terms. The vacant freehold property may offer scope for refurbishment, but the evidence does not establish refinance value or cash-out potential.

Buy-to-Let Analysis

BTL yield cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The property's remote location, substantial accommodation and separate bungalow may affect letting demand and operating costs, but no quantified evidence is available.

Flip Analysis

A flip appraisal cannot be reliably calculated. The £855,000 2023 sale on the same lane is useful local context but lacks sufficient detail for direct comparison, and no refurbishment cost or selling allowance is supplied.

Investor Risks & Due Diligence

• Extensive refurbishment is indicated by the description, but the scope and cost of works are unknown.

• The main house has EPC F and the bungalow's EPC is to be confirmed.

• The property is in a remote location and is approached via a long unmade lane.

• No heating information is supplied.

• The guide is subject to possible administration, search, other non-optional fees, Stamp Duty, Land Registry fees and VAT, with amounts not provided.

• Local sold comparables are insufficiently detailed to confirm the property's market value.

• No rental evidence is available to support a letting or yield strategy.

Recommendation

Treat as a specialist refurbishment or owner-occupier project only after a full survey, planning/title review and independent valuation of both dwellings and the land. Do not set a bid limit from the supplied evidence alone.

Strategy Rating

Analysis Confidence

The evidence confirms the physical description, tenure, vacancy, guide price and several local completed sales, but provides no reliable rental evidence, refurbishment budget, detailed comparable specifications, valuation, finance costs or buyer fee amounts.