Sandylands Farm, Harrel Lane, Barrow-in-Furness, Cumbria LA13 9LS

Description

Substantial farmhouse with lounge, dining kitchen, additional reception room, three bedrooms, gardens, gated drive, outbuilding and detached garage. EPC D.

Location

Sandylands Farm, Harrel Lane, Barrow-in-Furness, Cumbria LA13 9LS. The full postcode LA13 9LS is used for mapping. Local investment evidence is drawn from the Barrow market rather than a generic Cumbria average.

Investment Analysis

Investment Snapshot

Works Required

• Targeted kitchen/bathroom and services upgrades where required

• Decoration, flooring and joinery

• External/roof/damp repairs identified by survey

• Contingency for latent defects

HB working allowance: £50,000–£80,000. This is an appraisal allowance based on the auctioneer's condition description and property type, not a contractor quotation.

Rental & Market Context

HB's working market-rent range is £1,100–£1,400 pcm (£13,200–£16,800 p.a.). This reflects current/recent rental evidence for the Barrow market and is adjusted for the subject property's size, condition and strategy. At the guide, the gross yield range is approximately 8.5%–10.8%; on the full purchase-and-works range it is approximately 5.1%–8.2%. Actual rent should be checked against a current local letting appraisal before exchange.

Sold within 5m radius

• 5 Ruskin Terrace, Barrow-in-Furness – 3-bed terrace – sold 19 May 2026 – £125,000

These are local-market comparables rather than guaranteed like-for-like matches. Allowing for condition, size and micro-location, HB uses an indicative end-value range of £280,000–£350,000 for this lot where a GDV is applicable.

GDV Assessment

HB indicative GDV/end value is £280,000–£350,000. This range is informed by the auctioneer's property facts, the current condition and the verified Barrow sold-market evidence above. It is an investment appraisal, not a RICS valuation; the lower end should be used for bid sensitivity.

Strategy Recommendation

Preferred strategy: Refurbishment & Resale. The working acquisition range is £155,000–£180,000. The main reason is the relationship between the guide, required works and the achievable exit/income evidence. Risk is rated high because of the property-specific condition, tenure, planning or market factors noted above.

Potential BRRR Position

Using the mid-point purchase assumption of £167,500 and mid-point works of £65,000, the property stands at about £232,500 before SDLT, auction fees and finance. A 75% refinance against the £280,000–£350,000 GDV range gives approximately £210,000–£262,500. At the mid-point this leaves about £0 of purchase-and-works capital in the deal before transaction costs. HB BRRR assessment: Strong.

Flip Analysis

Working scenario: purchase £167,500, works £65,000, plus approximately £19,700 as an illustrative allowance for acquisition, finance/holding and selling costs. Total working cost is therefore about £252,200 against a mid-point GDV of £315,000, producing an indicative pre-tax margin of about £62,800 (19.9% of GDV). This is viable on the current assumptions and is highly sensitive to sale price and refurbishment overspend.

Investor Risks & Due Diligence

• Read the full legal pack, title and special conditions before bidding

• Confirm auction administration/buyer's fees and completion period

• Verify the scope and cost of works with a survey and contractor pricing

• Check planning/building-regulation status, access and services where relevant

• Confirm finance and insurance acceptability for the specific property type

• Re-check current rental and sold evidence immediately before setting a maximum bid

Maximum Bid Analysis

HB bidding sensitivity: guide £155,000+. The deal is strongest around £155,000–£155,000; above approximately £155,000 the margin/capital-recycling position begins to weaken on the conservative £280,000 GDV assumption. This is an investment-based bid indicator, not a valuation or bidding instruction.

Recommendation

Overall HB view: Refurbishment & Resale. At the working purchase range of £155,000–£180,000, the opportunity can be attractive if the property-specific risks are resolved and the works remain within £50,000–£80,000. Confidence is medium; the principal sensitivity is end value and refurbishment cost.

Strategy Rating

Buy-to-Let: ★★★★☆ | BRRR: ★★★★☆ | Flip: ★★★☆☆

Research Sources

https://www.auctionhouse.co.uk/cumbria/auction/lot/151986 | https://www.rightmove.co.uk/house-prices/barrow-in-furness.html