Old Salehurst School, Northbridge Street, Robertsbridge, East Sussex

Description

An opportunity to acquire the Old Salehurst School, comprising a three-bedroom residential dwelling together with substantial additional accommodation, situated on Northbridge Street, Robertsbridge. The property requires refurbishment and renewal throughout but offers potential for a variety of future uses, subject to all necessary consents being obtainable.

Accommodation

Residential Accommodation: Ground Floor: Entrance hall, boiler room/pantry, kitchen space with storage cupboards in the entrance, family bathroom with access into main bedroom and hallway, main bedroom with access into family bathroom and hallway, living room fireplace and stairs up to the mezzanine level. Mezzanine Floor: Office room overlooking the living room. First Floor: Bedroom, W.C. with basin and bedroom with study area. Additional Accommodation: Ground Floor: Entrance hall leading to a large main room, storage room with sink and external access, three further rooms with one equipped with a W.C. First Floor: Freestanding mezzanine floor arranged as an open-plan room situated above the main room. Outside: Side yard with off-road parking and former playground to the rear.

Location

Conveniently located within easy reach of Robertsbridge village, offering a range of local amenities. Robertsbridge railway station and the A21 are also nearby, providing good road and rail links.

Tenure / Property Information

Investment Analysis

The £250,000+ guide is the only current pricing evidence supplied. The sole Land Registry comparable is the same property at £56,000 in 1997 and is not a reliable current market indicator. No current comparable sales, rental evidence, GDV evidence, refurbishment budget or specified buyer costs are available. The substantial additional accommodation may offer future-use potential, but this is expressly subject to obtaining all necessary consents.

Investment Snapshot

Strategy Recommendation

Do not bid on the supplied evidence alone. Obtain a full survey, refurbishment quotation, planning and building-control advice for the additional accommodation, current comparable sales and rental evidence before considering a purchase.

Works Required

Refurbishment and renewal throughout, as stated in the particulars. The scope, specification and cost cannot be quantified from the supplied evidence. Any future use of the additional accommodation should be treated as consent-dependent.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be quantified because current GDV, refurbishment cost, achievable rent and refinance value are unsupported. The guide price alone is insufficient to establish a viable refinance margin.

Buy-to-Let Analysis

A BTL assessment cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The property is vacant, requires refurbishment and includes substantial additional accommodation whose future use may require consents.

Flip Analysis

A flip appraisal cannot be quantified. There is no current comparable-sales evidence, supported GDV, refurbishment allowance or selling-cost allowance. The 1997 sale at £56,000 is historic and not suitable as a current valuation basis.

Investor Risks & Due Diligence

• The property requires refurbishment and renewal throughout.

• The potential future uses of the additional accommodation are subject to necessary consents being obtainable.

• No current comparable sales support the £250,000+ guide.

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

• An administration fee and other non-optional costs may be payable, but their amounts are unspecified.

• The 1997 Land Registry sale is too historic to support a current valuation.

Recommendation

Do not bid on the supplied evidence alone. Obtain a full survey, refurbishment quotation, planning and building-control advice for the additional accommodation, current comparable sales and rental evidence before considering a purchase.

Strategy Rating

Analysis Confidence

Only the auction guide, descriptive particulars, tenure and one historic 1997 sale are supplied; current value, works cost, rent, consents and buyer charges are not evidenced.