Otterburn Hall, Otterburn, Newcastle upon Tyne, Tyne and Wear

Description

A stunning Grade II Listed former Country House and Hotel set within 16 acres of mature woodland, lawns, private fishing lake and river with fishing rights. Development potential subject to consents. In need of full refurbishment - currently secured via boarding and security door. Vacant.

Accommodation

Measuring approximately 25,000 sq ft; set within circa 16 acres (6.47 hectares).

Location

The Hall is situated 1 mile from the historic village of Otterburn. The property is located approximately 1 mile from the village of Otterburn and approximately 30 miles from Newcastle city centre. Local shops and amenities are available nearby. Newcastle International Airport is about 25 miles away. Accessed from the A696, with the A68, A69 and A1 easily accessible. The Hall is part of Northumberland National Park.

Tenure / Property Information

Investment Analysis

The guide is £300,000. Supplied HM Land Registry evidence shows two same-address freehold sales at £230,000 in May 2024 and £270,000 in June 2025. These are completed transactions but their condition, scope and use are not supplied, so they do not establish a post-refurbishment GDV. The £408,500 Otterburn Lodge sale is a different property and is not used as a direct valuation. No refurbishment budget, rental evidence or development appraisal is supplied.

Investment Snapshot

Strategy Recommendation

Do not bid on the supplied evidence alone. Only consider a specialist, consent-led refurbishment or development strategy after obtaining a full building survey, listed-building and planning advice, detailed works budget and an evidence-based end-value appraisal.

Works Required

Full refurbishment is required, as expressly stated. Any works to the Grade II Listed former hotel/country house, including changes associated with potential alternative development, require appropriate consents. No specific building defects, specification or cost evidence is supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR appraisal cannot be completed reliably. The guide is £300,000, but refurbishment costs, achievable rent and post-works GDV are unsupported. Refinance proceeds and cash left in are therefore unquantifiable. Vacant possession is available, but the property requires substantial project underwriting and consent review.

Buy-to-Let Analysis

BTL viability cannot be established. No sufficiently specific rental comparable or auctioneer rent estimate is supplied, and the property is a 25,000 sq ft former hotel/country house requiring full refurbishment. No bedroom configuration, operating model or refurbishment cost is provided.

Flip Analysis

A flip appraisal cannot be completed because no supported refurbishment allowance or post-refurbishment GDV is available. The £230,000 and £270,000 same-address sales provide context for historic completed transactions, but do not evidence the value of a refurbished 25,000 sq ft listed property with extensive land and potential development subject to consents.

Investor Risks & Due Diligence

• Full refurbishment is required, but no works specification or cost estimate is supplied.

• The property is Grade II Listed and located within Northumberland National Park; development potential is expressly subject to consents.

• The 25,000 sq ft former hotel/country house use and any future use are not supported by a current planning or operating appraisal.

• No sufficiently specific rental evidence or auctioneer rent estimate is available.

• The property is vacant and currently secured by boarding and a security door.

• The 16-acre setting includes woodland, lawns, a private fishing lake, river and fishing rights; no supporting legal, maintenance or valuation detail is supplied.

• The £300,000 guide exceeds the two supplied same-address completed sales of £230,000 and £270,000, although condition and transaction circumstances are unknown.

Recommendation

Do not bid on the supplied evidence alone. Only consider a specialist, consent-led refurbishment or development strategy after obtaining a full building survey, listed-building and planning advice, detailed works budget and an evidence-based end-value appraisal.

Strategy Rating

Analysis Confidence

The evidence confirms the guide, vacant freehold status, scale, listed status and prior same-address sales, but provides no works costs, rental evidence, planning position, EPC, detailed condition, buyer fees or supported post-works valuation.