Ross Road, Ledbury, Herefordshire, HR8 2LP

Description

A rare opportunity to acquire a substantial Victorian house with adjacent self-contained accommodation currently trading as a guest house/small hotel, with potential to convert into a HMO, residential or commercial use subject to obtaining the necessary consents. No chain. The property includes Leadon House, an annexe, a two-bedroom Coach House and the three-bedroom Hayloft, with landscaped gardens, grounds, extensive parking and turning areas. Fixtures and fittings remaining in the property are included in the sale at no extra cost.

Accommodation

Leadon House: six bedrooms, including a ground-floor bedroom, with en-suite facilities, guest sitting room/bar, orangery, guest dining room, private sitting room/office, kitchen, cellar and roof space. Annexe: sitting room, kitchen/utility room, one bedroom and bathroom, with internal and independent external access. Coach House: self-contained two-bedroom accommodation comprising open-plan kitchen/dining area, sitting room, two bedrooms, shower room and cloakroom. Hayloft: self-contained three-bedroom accommodation comprising kitchen, three bedrooms, shower room and two cloakrooms, with a private roof terrace.

Location

Approached via a gravelled driveway leading to parking areas to the front, side and rear. The gardens are thoughtfully designed and beautifully landscaped with defined themes and seating areas, ornamental ponds, a decked al fresco dining area, storage areas and a courtyard adjacent to the Coach House and Hayloft. The Hayloft has its own private roof terrace. There is a right of access across the driveway for the neighbouring small plant.

Tenure / Property Information

Tenure	Freehold
Occupancy	Vacant possession upon completion
Council Tax	Both annexed accommodation are Council Tax Band A; the main hotel accommodation enjoys full business rate discount.
Parking	Extensive car park and turning area; gravelled driveway with parking areas to the front, side and rear, including a car port.
Heating	Oil-fired central heating; LPG bottles for cooking purposes.
Services	Mains electricity and water are connected. Private drainage via a Klargester system installed in 2020 with relevant Environment Agency consent to discharge. LPG bottles for cooking purposes. Oil central heating.

Investment Analysis

The supplied evidence supports a broad value range of £600,000–£700,000, consistent with the auction guide. The £690,000 March 2024 sale on the same road and postcode provides some local context, but it is recorded as a different property type and is not a sufficiently specific direct comparable. A base GDV of £690,000 is therefore indicative only, not a formal valuation. The property’s multiple accommodation elements, former guest-house use and potential alternative uses may require planning, licensing or other consents.

Investment Snapshot

Guide Price	£600,000-£700,000
HB Estimated GDV	£690,000

Strategy Recommendation

Proceed only subject to detailed inspection, planning and licensing advice, and confirmation of the intended use. The property may suit an owner-operator, guest-house business or consented residential strategy, but the absence of rent, condition and cost evidence makes an investment bid difficult to justify.

Works Required

No specific defects or required refurbishment works are evidenced. Before purchase, assess the condition of the Victorian house, annexe, Coach House, Hayloft, landscaped grounds, heating systems, oil/LPG installations, fixtures and fittings, and confirm the suitability of any proposed conversion or operational use. Any works should be quantified only after inspection and confirmation of required consents.

Rental & Market Context

No sufficiently specific external rental comparable identified.

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Longhope, Ross Road, Ledbury, Herefordshire, Hr8 2lp 2024-03-15 · Other · Freehold	£690,000
Ledbury Rifle & Pistol Club, Ross Road, Ledbury, Herefordshire, Hr8 2lp 2021-02-11 · Other · Freehold	£7,500
Gardeners Cottage, Ross Road, Ledbury, Ledbury, Herefordshire, Hr8 2lp 2002-08-21 · Detached · Freehold	£175,000
The Grooms Cottage, Leddington Court, Ledbury, Ledbury, Malvern Hills, Hr8 2lp 1996-10-11 · Detached · Freehold	£82,000

Potential BRRR Position

Base GDV	£690,000
75% Refinance	£517,500

Using the indicative base GDV of £690,000, 75% refinancing equates to £517,500. However, purchase price, refurbishment cost, acquisition costs, finance costs and post-refurbishment lending criteria are not sufficiently evidenced. Indicative cash left in and equity cannot therefore be calculated reliably.

Buy-to-Let Analysis

BTL cannot be underwritten from the supplied evidence because no sufficiently specific rental comparables or auctioneer rent estimate are provided. The property contains several self-contained accommodation areas, but the appropriate letting structure, rents, licensing requirements and planning position are unconfirmed. Gross yield is therefore unavailable.

Flip Analysis

An indicative base GDV of £690,000 is supported only by the guide range and a non-direct local sale. Refurbishment, acquisition, finance and selling costs are unknown, and no supported selling allowance is provided. A reliable flip surplus cannot therefore be calculated.

Investor Risks & Due Diligence

• Potential conversion to HMO, residential or commercial use is expressly subject to obtaining necessary consents.

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

• The property is vacant on completion, so trading performance and passing income are not evidenced.

• Condition and refurbishment requirements for the Victorian buildings, annexes, grounds and services are not provided.

• No buyer premium, administration charge or other acquisition fees are supplied.

• The property has oil-fired heating and LPG bottles for cooking, requiring inspection and ongoing operational-cost assessment.

• A right of access across the driveway benefits the neighbouring small plant.

Recommendation

Proceed only subject to detailed inspection, planning and licensing advice, and confirmation of the intended use. The property may suit an owner-operator, guest-house business or consented residential strategy, but the absence of rent, condition and cost evidence makes an investment bid difficult to justify.

Strategy Rating

HB Rating

★★★☆☆

Analysis Confidence

Confidence

Low-Medium

The evidence provides detailed accommodation and tenure information plus a guide range and one broadly local completed sale, but lacks condition, EPC, rental, fees, planning, licensing and refurbishment-cost evidence.