Poplar Farm, High Street, East Butterwick, Scunthorpe DN17 3AG

Description

A wonderful and rare opportunity to acquire this detached family property, in need of a full scheme of renovation and improvement works throughout, but providing significant scope for the potential purchaser to create a wonderful homestead in this sought after village. Viewing highly recommended to appreciate the potential on offer.

Accommodation

Ground Floor: Entrance Hallway, Breakfasting Kitchen, Sitting Room, Dining Room, Utility/Laundry Room, WC. First Floor: Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Family Bathroom. Outside: A wide range of attached barns, outbuildings and storage sheds are to the rear of the property. The property offers a driveway and ample courtyard parking, leading to a garage and large 2 bay car port area of one of the barns. The property occupies a site of approximately 1.4 acres in total, with a range of mature trees and shrubs, along with lawned garden area.

Location

Poplar Farm is prominently located on High Street, East Butterwick, well positioned for access to the surrounding villages, along with the towns of Scunthorpe and Gainsborough, both offering a wide range of amenities and facilities. Access to the M180/M18 road network is convenient and the City of Doncaster by default.

Tenure / Property Information

Investment Analysis

The guide is £150,000–£200,000 plus fees. Same-street detached freehold sales range from £175,000 in 2020 to £222,500 in 2011, but the evidence is dated and no floor area or current comparables are supplied. An indicative GDV range is therefore £175,000–£222,500, with a £200,000 base scenario; this is not a formal valuation.

Investment Snapshot

Strategy Recommendation

Potential owner-occupier value-add or refurbishment project, subject to survey, legal-pack review and a fully costed renovation plan. Do not underwrite as BTL on the supplied evidence.

Works Required

Full renovation and improvement scheme throughout, subject to survey. The evidence supports reviewing the accommodation, EPC E rating, attached barns, outbuildings, storage sheds, garage, car port and external areas; no specific defects or costs are supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed without refurbishment costs, rent, finance costs and a reliable current valuation. At the £200,000 base GDV, 75% refinance is £150,000 before considering total project cost.

Buy-to-Let Analysis

No sufficiently specific rental evidence or auctioneer rent estimate is supplied, so rent and yield cannot be established. Full renovation and EPC E increase uncertainty before letting.

Flip Analysis

The property has stated renovation potential and an indicative £200,000 base GDV, but no works budget, purchase price, selling costs or current comparable evidence are available. Flip surplus cannot be calculated reliably.

Investor Risks & Due Diligence

• Full renovation and improvement works are required, but no scope or cost estimate is supplied.

• EPC rating is E.

• No sufficiently specific rental evidence is available.

• Comparable sales are limited and largely dated.

• Buyer premium and admin charge of 1.2% each apply, with possible additional disbursements and special-condition charges.

• The legal, planning and condition status of the barns, outbuildings and 1.4-acre site is not evidenced.

Recommendation

Potential owner-occupier value-add or refurbishment project, subject to survey, legal-pack review and a fully costed renovation plan. Do not underwrite as BTL on the supplied evidence.

Strategy Rating

Analysis Confidence

Property description, guide, fees and several same-street sales are supplied, but the comparables are dated and there are no refurbishment costs, floor area, rental evidence, current valuation or legal-pack details.