Nell Gwyn, Orton Hall, Orton, Cumbria CA10 3RF

Description

This two bedroom, Grade II listed, cottage sits within a wing of the historic Orton Hall, surrounded by beautiful gardens and woodland. The property boasts private access, traditional character features throughout, cellar, store rooms and ample parking to the front of the building. The Hall also provides separate laundry facilities. Residents have access to the impressive Great Hall where they can enjoy the views over the grand Estate at their leisure.

Accommodation

Ground Floor: Entrance Hall; Living Room 3.93m x 3.84m; Kitchen 1.38m x 3.62m; Inner Hall 2.44m x 3.93m; Bedroom 3.79m x 3.12m; En Suite Shower Room 1.52m x 1.8m. First Floor: Landing; Bedroom 4.45m x 4.01m; Family Bathroom.

Location

Within a wing of the historic Orton Hall, surrounded by beautiful gardens and woodland. Residents have access to the Great Hall and views over the grand Estate.

Tenure / Property Information

Investment Analysis

The supplied sold evidence comprises five Orton Hall flat/maisonette transactions ranging from £85,345 to £160,000. The two most recent recorded sales, both in 2024, were £160,000. However, the comparables are not confirmed to match this two-bedroom cottage in size, condition, lease terms or specification. A base GDV of £160,000 is therefore an indicative evidence-led estimate, with a lower scenario of £118,852 based on a more recent lower comparable. No higher supported value than £160,000 is available from the supplied evidence.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the legal pack, tenure, lease obligations, condition, EPC implications and all auction charges. Do not rely on a BTL, BRRR or flip strategy until rent and total project costs are verified.

Works Required

No specific defects or scope of works are evidenced. Obtain a condition survey and review the Grade II listing, legal pack, EPC requirements and any permissions before budgeting works. The current EPC rating is F, but the cost of improvement is unsupported.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the indicative £160,000 base GDV, 75% refinance is £120,000. Total project cost cannot be calculated because refurbishment costs, buyer premium and other possible legal-pack charges are unknown; consequently, cash left in and refinance viability cannot be established. Tenure and lease terms also require legal-pack confirmation.

Buy-to-Let Analysis

BTL analysis cannot be completed because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Gross yield, operating surplus and maximum bid cannot therefore be established. The F-rated EPC may also affect lettability or improvement requirements, subject to applicable rules and the legal position.

Flip Analysis

A £160,000 base GDV is supported by two 2024 Orton Hall sales, but the comparables are described as flats/maisonettes and are not confirmed to match this cottage. A reliable flip surplus cannot be calculated because works, buyer premium, other purchase charges and selling costs are not supplied.

Investor Risks & Due Diligence

• Comparables are recorded as flats/maisonettes and may not be directly comparable with the subject cottage.

• Tenure and lease terms are stated to be in the legal pack and remain unverified.

• No sufficiently specific rental evidence is supplied, so yield and letting viability cannot be assessed.

• The EPC rating is F and no costed improvement scope is available.

• Buyer premium and potential Special Conditions charges, legal fees, search fees, transfer fees and other disbursements are unknown.

• The property is Grade II listed, so any alteration or improvement requirements may require additional permissions, subject to the legal and planning position.

Recommendation

Proceed only after reviewing the legal pack, tenure, lease obligations, condition, EPC implications and all auction charges. Do not rely on a BTL, BRRR or flip strategy until rent and total project costs are verified.

Strategy Rating

Analysis Confidence

There is useful same-estate sold evidence, including two 2024 sales at £160,000, but the comparables are not fully matched and there is no rent, refurbishment-cost, tenure, lease, buyer-premium or complete fee evidence.