Newmill By Glaaick, Tarland, Aboyne, Aberdeenshire AB34 4UR

Description

An attractive detached property, formerly a woollen mill dating back to the early 1800s and later converted into a residential dwelling in the early 1990s. The property occupies a generous plot on the edge of Tarland, with countryside and hill views and the Burn of Glaaick nearby. It benefits from full planning approval for a large double garage and store at the rear, and for the addition of a dormer to the house as part of development to give five bedrooms and three bathrooms.

Accommodation

Spacious open-plan living and dining areas with a wood-burning stove, two bedrooms, two bathrooms and an additional storage room offering potential for conversion into a third bedroom subject to necessary consents. Large integral garage with water and electricity supplies, underfloor heating and substantial storage space. Includes fitted floor coverings, window coverings, light fittings, white goods and the wood-burning stove.

Location

Tarland is an attractive village in Royal Deeside, approximately 30 miles west of Aberdeen and six miles from Aboyne. Local amenities include shops, a Post Office, cafés, hotels, a pharmacy, GP surgery and primary school, with secondary schooling available at Aboyne Academy. The surrounding area offers golf, mountain biking, walking trails, woodland walks and leisure facilities, with access to the Cairngorms National Park. Aberdeen city, its international airport and wider transport links are accessible by road.

Tenure / Property Information

Investment Analysis

The £180,000 guide is the only supplied price evidence. No completed-sale comparables, rental evidence or GDV evidence are provided, so market value and development uplift cannot be reliably estimated. The approved five-bedroom/three-bathroom scheme and garage/store may offer potential, but costs and resale value are unsupported.

Investment Snapshot

Strategy Recommendation

Do not bid on current evidence alone. Obtain the legal pack, confirm planning details and obtain independent cost, resale-value and rental assessments before considering owner occupation, BTL or development.

Works Required

No specific refurbishment defects are evidenced. Potential works include implementing the approved rear double garage/store and dormer scheme, and assessing conversion of the storage room into a third bedroom subject to consents. Costs are unknown.

Rental & Market Context

Potential BRRR Position

BRRR analysis cannot be quantified without supported GDV, rent and works costs. At the £180,000 guide, the 3.6% buyer administration charge is £6,480, before other potentially payable fees and any works.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The property is vacant and has two bedrooms, but achievable rent remains unsupported.

Flip Analysis

A flip surplus cannot be calculated because no supported GDV, refurbishment budget or selling allowance is provided. The approved expansion may create upside, but the financial effect is unquantified.

Investor Risks & Due Diligence

• No completed-sale comparables are supplied, so market value is unverified.

• No sufficiently specific rental evidence or passing rent is supplied.

• Development and conversion costs are unknown.

• Buyer administration charge of £6,480 applies at the guide price, with other fees potentially payable under the legal pack.

• The property is vacant, so there is no evidenced rental income.

Recommendation

Do not bid on current evidence alone. Obtain the legal pack, confirm planning details and obtain independent cost, resale-value and rental assessments before considering owner occupation, BTL or development.

Strategy Rating

Analysis Confidence

Only the guide price, property description and stated planning approval are supplied; there are no comparable sales, rental evidence, works costs or GDV evidence.