Newton Hall Farm, Newton in Cartmel, Grange-Over-Sands, Cumbria

Description

A substantial detached property situated within a generous plot in the desirable village of Newton-In-Cartmel. Comprising versatile split-level accommodation with four double bedrooms, two living areas, a spacious kitchen, two bathrooms, an impressive sunroom and externally has a garage, store and parking area. The property is set within extensive gardens, enjoys a peaceful location, and is ready for improving and modernisation.

Accommodation

Ground Floor: Entrance; Hallway 13'3 x 10'2; Reception 12'3 x 10'3; Kitchen 11'7 x 14'3; Sun Room 12'4 x 25'5; Office 12'5 x 9'8; Bedroom 10'6 x 10'6; Bathroom 117' x 5'8. First Floor: Landing; Living Room 11'8 x 20'0; Garden Room 8'3 x 8'11; Bathroom 13'3 x 8'10; Bedroom 12'4 x 10'5; Bedroom 12'74 x 9'8; Room 10'6 x 8'1. Second Floor: Bedroom 9'9 x 16'1. Externally: Garage, Car Port, Parking, Gardens.

Location

Situated in the desirable village of Newton-In-Cartmel, in a peaceful location.

Tenure / Property Information

Investment Analysis

The £350,000 guide is above the supplied completed-sale evidence: £298,000 for Lone Rigg in 2018 and £320,000 for Holly Cottage in 2015, with older sales between £240,000 and £275,000. These comparables are dated, lack floor-area and condition detail, and cannot support a reliable current GDV. The subject is described as a substantial four-bedroom detached house with extensive gardens, garage, car port and parking, but it also requires improvement and modernisation. A formal current market value cannot therefore be established from the supplied evidence. The 1.2% admin charge would be £4,200 at the guide, before any legal-pack disbursements or other costs.

Investment Snapshot

Strategy Recommendation

Proceed only after full inspection and legal-pack review, with an independently supported current valuation and detailed refurbishment quotation. On the supplied evidence alone, avoid underwriting the property at the £350,000 guide as a value-led flip or BRRR project.

Works Required

General improvement and modernisation of the accommodation, subject to inspection and the legal pack. No specific defects, services requirements or quantified works are evidenced, so a refurbishment budget cannot be responsibly estimated.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed reliably because no supported refurbishment budget, current GDV, finance terms or refinance valuation is available. The 75% GDV refinance amount and indicative cash left in are therefore unsupported. The dated comparable evidence and stated need for modernisation create material valuation and cost uncertainty.

Buy-to-Let Analysis

The supplied four-bedroom rental listing indicates an advertised asking rent of £2,750 pcm, equivalent to £33,000 annually. Against the £350,000 guide this produces an indicative gross yield of 9.43%, before the £4,200 guide-price admin charge, refurbishment, legal-pack costs, maintenance, voids, finance and tax. The rent is an asking figure rather than achieved rent and is not confirmed as passing rent for this property. Yield on total cost cannot be established without a works budget and the other purchase costs.

Flip Analysis

A flip surplus cannot be calculated because the evidence does not establish a current GDV, refurbishment cost or supported selling-cost allowance. The guide already exceeds the latest supplied comparable sale, while the property requires improvement and modernisation.

Investor Risks & Due Diligence

• The supplied comparable sales are dated, with the latest from 2018, and do not establish current market value.

• The property is stated to require improvement and modernisation, but no quantified works budget or detailed defects schedule is provided.

• The £2,750 pcm figure is an advertised asking rent, not an achieved or passing rent confirmed for this property.

• The 1.2% admin charge applies at the guide price, with a minimum of £1,500, and further legal-pack disbursements and other costs may arise.

• Tenure and any lease or title issues are not confirmed and require legal-pack review.

• The EPC is rated E, which may have implications for future letting or improvement requirements.

Recommendation

Proceed only after full inspection and legal-pack review, with an independently supported current valuation and detailed refurbishment quotation. On the supplied evidence alone, avoid underwriting the property at the £350,000 guide as a value-led flip or BRRR project.

Strategy Rating

Analysis Confidence

The property description, one asking-rent listing, dated completed sales and known admin-charge formula are available, but there is no current valuation, detailed condition report, refurbishment budget, tenure confirmation, achieved rent, council-tax data or complete purchase-cost schedule.