Liskeard Boa Vista, Trecarne, Liskeard, Cornwall

Description

Vacant freehold detached bungalow with ground floor reception room, three bedrooms, study, kitchen, bathroom and conservatory. The property has a garage and off-street parking for three cars. GIA is approximately 85 sq m (915 sq ft), sourced from the EPC.

Accommodation

Ground floor: reception room, three bedrooms, study, kitchen, bathroom and conservatory. Garage.

Location

Located on the north side of Well Lane. The popular moorland village of St Cleer is readily accessible. Liskeard and Coombe Junction Halt stations are both approximately 4 miles to the south. The B3254 is easily accessed to the south, offering connections to the A38 and A30. The Cornish Moorland and Coast is easily accessible. Liskeard provides a range of shops and amenities, with rail connections via Plymouth to London Paddington.

Tenure / Property Information

Investment Analysis

The five supplied completed sales are detached freehold properties in Trecarne, with prices from £270,000 to £415,000. They lack floor areas, bedroom details and condition information, so they provide only a broad location-level indication rather than a precise valuation. A cautious base GDV of £300,000 is adopted, with a low scenario of £270,000 and high scenario of £415,000. The guide represents a substantial discount to these sales, but condition, auction competition and any additional charges are unknown.

Investment Snapshot

Strategy Recommendation

Proceed only after inspection, legal review and confirmation of all auction and seller charges. Treat the property as a potential value opportunity rather than an established BTL or flip, and avoid relying on the high GDV scenario.

Works Required

No specific defects or required works are evidenced. Obtain a full survey and inspection covering the bungalow, conservatory, garage, services, roof, structure, kitchen, bathroom, heating and external areas before budgeting works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the adopted £300,000 base GDV, 75% refinance is indicatively £225,000. However, refurbishment cost, purchase costs, finance costs and achievable rent are unknown, so the cash requirement and BRRR viability cannot be calculated. The guide-to-GDV spread should not be treated as guaranteed equity.

Buy-to-Let Analysis

BTL returns cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Works, finance, buyer costs and other acquisition charges are also unknown.

Flip Analysis

The supplied sales indicate a broad resale range of £270,000 to £415,000, but the comparables lack size, specification and condition detail. A flip surplus cannot be calculated without verified works, acquisition costs, selling costs and a supported resale allowance.

Investor Risks & Due Diligence

• Comparable sales have materially different prices and no supplied size, bedroom or condition detail.

• No condition report or refurbishment specification is provided.

• No sufficiently specific rental evidence is available, preventing yield analysis.

• Buyer premium, administration charges and other seller or third-party fees are not quantified.

• The property is vacant and no passing income is evidenced.

• Potential refinance proceeds depend on lender valuation, property condition and lending criteria.

Recommendation

Proceed only after inspection, legal review and confirmation of all auction and seller charges. Treat the property as a potential value opportunity rather than an established BTL or flip, and avoid relying on the high GDV scenario.

Strategy Rating

Analysis Confidence

There are several completed local detached freehold sales and clear property fundamentals, but comparable specifications, condition, rent, works, fees and acquisition costs are not supplied.