Queen Anne House, The Strand, Lympstone, Exmouth, Devon

Description

Queen Anne House is a distinguished Grade II listed residence, believed to date back to 1702, located in the heart of Lympstone. The property offers period character, landscaped grounds, a driveway, single garage and an additional one-bedroom annexe cottage. The main house provides five bedrooms and five reception rooms, with approximate accommodation of 283.35 sq m (3,050 sq ft), and offers an opportunity for sympathetic modernisation.

Accommodation

Main house with entrance hall, sitting room, dining room, breakfast room/kitchen, family room, shower room, five bedrooms, principal bedroom with ensuite shower room and walk-in wardrobe, office/study and extensive loft space. The two-storey annexe provides a double bedroom with ensuite shower room and open-plan living space and kitchen.

Location

Located in the centre of Lympstone, an estuary village with views of the Exe Estuary, walking and cycling paths, a shop, four pubs, post office, sailing club, café and primary school. Lympstone railway station provides a direct train service to Exeter. Exeter Airport is approximately 7.5 miles away and Exeter is approximately 9 miles away.

Tenure / Property Information

Investment Analysis

The £575,000 guide is the only supplied price evidence. No completed-sale comparables, formal valuation, refurbishment budget, rental evidence or auctioneer rent estimate are provided, so market value and post-works value cannot be reliably estimated. The property is a substantial Grade II listed five-bedroom residence with a one-bedroom annexe, but its scale, listed status and stated need for sympathetic modernisation require property-specific due diligence.

Investment Snapshot

Strategy Recommendation

Treat as a due-diligence-led owner-occupier or specialist refurbishment opportunity rather than an underwritten investment. Do not set a bid limit until the listed-building position, condition, annexe details, fees and local value evidence are verified.

Works Required

Undertake a full inspection and obtain listed-building advice before pricing works. The supplied description supports only sympathetic modernisation; no specific defects, services issues or required works are evidenced.

Rental & Market Context

Potential BRRR Position

A BRRR assessment cannot be completed without a supported purchase/refurbishment budget, rental valuation and GDV. Listed-building constraints and the annexe should be investigated before assuming a refurbishment or refinance strategy.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental comparables or auctioneer rent estimate are supplied. Gross yield, operating costs and financing returns are therefore unavailable.

Flip Analysis

A flip surplus cannot be calculated because there are no completed-sale comparables, supported GDV, works budget or selling allowance. The guide price alone is insufficient to assess resale margin.

Investor Risks & Due Diligence

• Grade II listed status may restrict alterations and increase design, consent and construction complexity.

• The property is described as requiring sympathetic modernisation, but the extent and cost of works are unknown.

• No rental evidence is available, so investment yield and affordability cannot be established.

• Buyer fees, VAT and possible seller charges under the Special Conditions of Sale are unspecified.

• The legal, planning and operational position of the one-bedroom annexe is not evidenced.

Recommendation

Treat as a due-diligence-led owner-occupier or specialist refurbishment opportunity rather than an underwritten investment. Do not set a bid limit until the listed-building position, condition, annexe details, fees and local value evidence are verified.

Strategy Rating

Analysis Confidence

Only descriptive property information and the £575,000 guide are supplied; there are no sold comparables, rental evidence, condition survey, works cost, EPC, council tax or quantified auction charges.