Northfield Farm, New Pitsligo, Fraserburgh, Aberdeenshire, AB43 6PX

Description

Exceptional farm opportunity and redevelopment project comprising approximately 16.6 acres of land in rural Aberdeenshire, with traditional farm buildings, steadings, stables and a farmhouse. The property was historically operated as a museum and animal sanctuary, and extensive clearance and improvement works have been undertaken. An architect-designed three-bedroom dwelling has plans prepared and ready for planning submission. There may be scope for additional residential development, self-build plots and alternative commercial ventures, subject to planning consents.

Accommodation

Architect-designed three-bedroom dwelling ready for planning submission; farmhouse; extensive range of outbuildings, steadings and stables; principal building approximately 10.5m x 4.6m; substantial L-shaped steading with each wing approximately 17.5m x 4.27m.

Location

Rural countryside setting near New Aberdour in North Aberdeenshire, close to the North East 250 tourist route and approximately eight minutes from the B9031. Tyrie is described as approximately 5.5 miles south-west of Fraserburgh.

Tenure / Property Information

Investment Analysis

The £165,000 guide is the only supplied pricing evidence. No completed-sale comparables, planning consent, formal valuation, GDV evidence, quantified works budget or rental evidence were provided. The guide should not be treated as market value or as a basis for a supported development appraisal.

Investment Snapshot

Strategy Recommendation

Treat as a planning-led redevelopment opportunity rather than an income investment. Proceed only after reviewing the legal pack, confirming title and access matters, testing planning feasibility, and obtaining a detailed building and development cost plan.

Works Required

Progress the prepared planning submission for the architect-designed three-bedroom dwelling; assess planning feasibility for any additional homes, self-build plots or commercial uses; and complete only the clearance and improvement works supported by the project information. No quantified construction scope or budget is available.

Rental & Market Context

Potential BRRR Position

BRRR cannot be reliably assessed because there is no supported GDV, refurbishment budget, rent, planning consent or quantified acquisition-cost schedule. The proposed dwelling and any further development remain subject to planning and would require detailed feasibility and cost review.

Buy-to-Let Analysis

BTL cannot be underwritten from the supplied evidence. No sufficiently specific rental comparable or auctioneer rent estimate is available, and the property is described primarily as a redevelopment opportunity with planning not yet submitted for the proposed dwelling.

Flip Analysis

A flip appraisal cannot be calculated. There is no supported resale GDV, completed-sale evidence, quantified project cost or selling-cost allowance. Any value attributable to the proposed dwelling or additional development is planning-dependent.

Investor Risks & Due Diligence

• Planning for the architect-designed dwelling has been prepared but is not stated to have been submitted or approved.

• Any additional residential development, self-build plots or commercial uses are expressly subject to planning consents.

• No quantified construction, conversion or remaining clearance costs are supplied.

• No completed-sale comparables or sufficiently specific rental evidence are available.

• The Buyer’s Premium applies, while its amount and any other applicable fees are not supplied.

• The legal pack and Articles of Roup/Special Conditions must be reviewed for property-specific obligations and costs.

Recommendation

Treat as a planning-led redevelopment opportunity rather than an income investment. Proceed only after reviewing the legal pack, confirming title and access matters, testing planning feasibility, and obtaining a detailed building and development cost plan.

Strategy Rating

Analysis Confidence

The evidence confirms the site description and £165,000 guide but omits tenure, planning status, completed-sale comparables, rental evidence, condition detail, works costs and buyer/admin fee amounts.