Solcot, Fore Street, Truro, Mount Hawke, Cornwall, TR4 8DR

Description

A two bedroom terraced property requiring refurbishment throughout, situated in the popular location of Mount Hawke. The property offers a living room, kitchen and conservatory at ground floor level, with two bedrooms and a bathroom to the first floor, front and rear gardens for formalisation and a parking bay.

Accommodation

Ground Floor: Entrance porch, living room, kitchen and conservatory. First Floor: Landing, two bedrooms and bathroom.

Location

Mount Hawke is a popular village catering well for day to day needs with a primary school, two convenience stores/post office, cafe and public houses, with further facilities and amenities at nearby St Agnes, along with stunning coastal and woodland walks.

Tenure / Property Information

Investment Analysis

The available completed sales are terraced properties on the same road, ranging from £268,000 to £355,000 in 2024–2025, but bedroom count, floor area, condition and specification are not supplied. Older sales range from £100,000 to £145,000. A reliable subject-specific GDV cannot therefore be established. The £850 pcm rental evidence is an advertised asking rent for a two-bedroom terrace in Stithians, not an achieved or passing rent and not the same village.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence. Obtain the legal pack, confirm tenure and liabilities, inspect the refurbishment scope, and obtain an independent valuation and contractor cost before considering purchase.

Works Required

Refurbishment throughout as described, together with formalisation of the front and rear gardens. The precise scope, specification and cost cannot be established from the supplied evidence. EPC F indicates an energy-efficiency risk, but no specific remedial works are evidenced.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be reliably completed because refurbishment costs, subject GDV, tenure details and refinance terms are not supplied. Buyer premium and administration charges at the guide price are each £2,835 including VAT, giving known combined charges of £5,670 before any additional legal-pack or vendor legal fees.

Buy-to-Let Analysis

Using the supplied £850 pcm advertised asking rent as an indicative proxy gives £10,200 annual rent and a gross yield of approximately 5.83% against the £175,000 guide. This is not an achieved or passing rent, is based on a different village, and excludes refurbishment, finance, management, maintenance, voids and other costs. A reliable BTL assessment cannot be completed.

Flip Analysis

The same-road sales provide market context but are not sufficiently detailed to derive a dependable GDV for this two-bedroom property. Without a supported GDV, refurbishment allowance and selling-cost allowance, project profit and maximum bid cannot be calculated.

Investor Risks & Due Diligence

• Refurbishment is required throughout, but no scope or cost allowance is provided.

• EPC rating F may indicate additional energy-efficiency requirements, although specific defects are not evidenced.

• Tenure, occupancy and lease information are blank.

• The rent evidence is an advertised asking rent in Stithians rather than achieved or passing rent in Mount Hawke.

• Same-road sold comparables have materially different prices and lack bedroom, size and condition details.

• Buyer premium and administration charges total £5,670 including VAT at the £175,000 guide, before any additional legal-pack or vendor legal fees.

Recommendation

Do not bid on the current evidence. Obtain the legal pack, confirm tenure and liabilities, inspect the refurbishment scope, and obtain an independent valuation and contractor cost before considering purchase.

Strategy Rating

Analysis Confidence

The property is described as requiring refurbishment throughout, but no works budget, floor area, tenure, occupancy, heating details, passing rent or directly comparable two-bedroom sales are supplied. The rental evidence is an asking rent from another village.