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Linkinhorne, PL17
Character Cottage for Renovation – Linkinhorne
Linkinhorne, PL17
Sold STC
£100,000+
- End of terrace character property with tremendous potential
- Generously proportioned mature gardens to the rear elevation
- Opportunity to restore and redevelop a traditional Cornish cottage
- Situated within a peaceful village
Description
AUCTION GUIDE PRICE £100,000 - £125,000. Secret Garden Cottage has been in the same family for over 100 years and was once a charming stone built character property that offered well proportioned living accommodation throughout and now requires extensive renovation or redevelopment to once again become a wonderful family home. Having generous mature gardens to the rear elevation and ample space to park multiple vehicles to the front elevation this is a wonderful property that is situated in a peaceful and tranquil location. The cottage is currently of a good proportion, but there is the potential to extend and increase this subject to obtaining any necessary planning permissions. Secret Garden Cottage has not been lived in for many years and all services will need to be installed during the redevelopment of the property. Location Nestled within the picturesque parish of Linkinhorne, this property enjoys a peaceful rural setting on the edge of the stunning Bodmin Moor, an Area of Outstanding Natural Beauty renowned for its breathtaking scenery and abundance of walking, cycling and outdoor pursuits. The nearby villages of Upton Cross, Rilla Mill and Minions provide a range of local amenities, including a village shop, traditional public houses, primary schooling and community facilities. The market towns of Callington, Liskeard and Launceston are all within easy driving distance, offering a wider selection of supermarkets, independent shops, restaurants, healthcare services and secondary schooling.
Accommodation
| Condition | Long-vacant character cottage requiring extensive restoration/redevelopment |
Location
Kivells describes the property as being in Linkinhorne, PL17. The location context and accessibility should be verified by the buyer before bidding.
Tenure
| Tenure | Not stated in supplied particulars |
| Services | No services connected; mains electricity stated to be nearby. |
Auction Information
| Auction date | 2026-09-02 at 7:00pm |
| Guide price | £100,000 Guide Price |
| Buyer’s administration fee | £2,000 + VAT (£2,400 inc VAT) |
| Status | Sold STC / treated as Sold Prior for HB import |
| Source | Kivells individual property particulars |
Investment Analysis
The figures below are HB desktop estimates for screening purposes, not valuations or quotations. They use the Kivells guide price and property particulars together with current local market evidence where available. A survey, legal-pack review, contractor pricing and local agent appraisal are required before bidding.
Investment Snapshot
| Guide Price | £100,000 |
| Approx Size | Not confirmed |
| Refurbishment Budget | £130,000 HB desktop allowance |
| Purchase + Works | £230,000 |
| Estimated Total Project Cost | £237,900 before SDLT |
| Low / Base / High GDV | £230,000 / £275,000 / £325,000 |
| Estimated Private Rent | £1,050 pcm |
| Potential Annual Rent | £12,600 pa |
| Gross Yield – Purchase | 12.6% |
| Gross Yield – Purchase + Works | 5.5% |
| Gross Yield – Total Project Cost | 5.3% |
| 75% Refinance | £206,250 |
| Capital Left In | £31,650 |
| Estimated Flip Surplus | £37,100 before tax/SDLT/selling costs |
| Suggested Strategy | Redevelopment / full restoration |
| Main Risk | Long-term vacancy, no services and planning/build cost uncertainty |
Market Comparables
| Linkinhorne – subject | £100,000–£125,000 guide — Major restoration benchmark |
| Linkinhorne – 3 bed detached modernisation | £295,000 asking — Local post-works context |
| Coads Green – 4 bed attached with barn | £405,000 asking — Broader local upper benchmark |
Comparable prices above are marketed/guide figures unless explicitly described as sold. They are screening evidence, not a formal valuation.
Proposed Works
| Strip-out / enabling / clearance | £10,400 |
| Roof / structure / damp / envelope | £26,000 |
| Electrical & plumbing / heating | £23,400 |
| Kitchen & bathrooms | £22,100 |
| Internal finishes / joinery | £19,500 |
| External / drainage / landscaping | £10,400 |
| Contingency | £18,200 |
Rental Value
| PL17 / east Cornwall 3 bed rural cottage | c.£1,000–£1,200 pcm desktop screening |
| HB base rent | £1,050 pcm desktop estimate |
Rental comparables are advertised rents unless otherwise stated; achieved rent may differ.
Low / Base / High Investment Scenario
| Low | GDV £230,000; downside case after works and acquisition costs. |
| Base | GDV £275,000; screening case used for refinance/flip calculations. |
| High | GDV £325,000; requires strong finish and supportive local demand. |
BTL Analysis
| Base monthly rent | £1,050 |
| Annual rent | £12,600 |
| Gross yield on guide | 12.6% |
| Gross yield on total project cost | 5.3% |
BRRR Analysis
| Base GDV | £275,000 |
| 75% refinance | £206,250 |
| Estimated total project cost | £237,900 |
| Indicative capital left in | £31,650 |
Flip Analysis
| Base GDV | £275,000 |
| Estimated total project cost | £237,900 |
| Indicative surplus | £37,100 |
| Important | Surplus excludes SDLT, tax and selling costs and is not net profit. |
Maximum Bid Indicator
| Base GDV | £275,000 |
| Target developer margin | 15% of GDV |
| Works allowance | £130,000 |
| Known buyer admin fee | £2,400 inc VAT |
| Other legal / finance / holding allowance | £5,500 desktop allowance |
| Indicative maximum bid | £95,850 |
| SDLT | Buyer-specific and deliberately excluded; deduct applicable SDLT from the maximum bid. |
Strategy Recommendation
Redevelopment / full restoration. The investment case is highly sensitive to the actual condition, legal pack and achieved end value/rent.
Strategy Rating
| Refurbishment / value-add | ★★★★☆ |
| Long-term rental | ★★★☆☆ |
| Flip / resale | ★★★☆☆ |
Key Risks
- Long-term vacancy, no services and planning/build cost uncertainty
- Auction purchase is legally binding; review the legal pack and all seller charges before bidding.
- Desktop GDV/rent/works assumptions require independent verification.
Analysis Confidence
Medium for source facts; low-to-medium for desktop investment estimates until survey, legal pack, contractor quotes and local agent appraisal are obtained.
Auction Details :
Kivells
Auction Date :
02/09/26
Lot Number :
025
Property Location:
Linkinhorne, PL17
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