Sandylands Farm, Harrel Lane, Barrow-In-Furness, Cumbria

Description

This three bedroom, Grade II listed farmhouse is situated in Newbarns Village, within easy walking distance to all local amenities. The property has retained many of its original character and features, including a date stone above the entrance door. Externally the farmhouse boasts generous gardens, gated driveway, an outbuilding, ample off road parking and a detached garage.

Accommodation

Lounge 6.58m x 3.53m; Rear Porch; Dining Kitchen 4.84m x 3.86m; Pantry 3.05m x 2.08m; Reception Room 2.92m x 3.25m; Landing; Bedroom 4.34 x 3.56m; Bedroom 3.58m x 3.48m; Bedroom 2.74m x 2.95m; Bathroom 2.82m x 3.51m; Boiler Room 3.81m x 1.37m; External: Gardens, Gated Driveway, Outbuilding, Detached Garage.

Location

Situated in Newbarns Village, within easy walking distance to all local amenities.

Tenure / Property Information

Investment Analysis

Only one completed comparable is supplied: Sandylands House, Harrel Lane, sold for £90,000 in 1997. Its age and lack of current comparable evidence mean a current GDV cannot be supported.

Strategy Recommendation

Do not bid on the supplied evidence alone. Obtain the legal pack, current valuation, survey, rental appraisal and listed-building advice before considering a strategy.

Works Required

No specific defects or refurbishment works are evidenced. Obtain a full survey and confirm any permissions or consents required for the Grade II listing before budgeting works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR analysis cannot be established without a supported purchase price, refurbishment budget, current GDV and rental evidence. The 1.2% buyer administration charge can only be calculated once the purchase price is known.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental evidence, auctioneer rent estimate, guide price or refurbishment cost is supplied.

Flip Analysis

A flip surplus cannot be calculated. The sole £90,000 comparable dates from 1997 and is not sufficient evidence for a current resale value; no selling allowance or project cost is supplied.

Investor Risks & Due Diligence

• Grade II listed status may constrain alterations and require consent.

• No current comparable evidence supports a GDV.

• No sufficiently specific rental evidence supports rental or yield calculations.

• Property condition and refurbishment requirements are not evidenced.

• Special Conditions of Sale may include additional purchaser costs, but amounts are unknown.

Recommendation

Do not bid on the supplied evidence alone. Obtain the legal pack, current valuation, survey, rental appraisal and listed-building advice before considering a strategy.

Strategy Rating

Analysis Confidence

Current market, rental, condition, guide price and full auction-cost evidence are incomplete; the only comparable is from 1997.