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St Juliot, Boscastle, PL35 0HN
47.48 Acre Coastal Land – St Juliot
St Juliot, Boscastle, PL35 0HN
For Sale
£495,000+
- Unique coastal location
- 47.48 acres of pasture land
- Fantastic views.
Description
Extending in all to approximately 47.48 acres the principal block of land at Buckator comprises three level and gently sloping productive pasture enclosures, most recently used for livestock grazing and mowing. On the opposite side of the access track lies a substantial concrete yard, formerly occupied by agricultural buildings, together with a former silage clamp and adjoining areas of grassland. Historically, the property has supported the movement and housing of livestock and a range of general agricultural activities. The land occupies an exceptional position immediately inland from the dramatic North Cornish cliffs, overlooking adjoining farmland towards the cliff edge and enjoying close proximity to one of Cornwall’s most spectacular stretches of coastline. The property presents an excellent opportunity to acquire a substantial block of grassland in a highly sought-after coastal setting. It is well suited to continued agricultural use, while also offering scope for environmental enhancement or other appropriate uses, subject to obtaining any necessary statutory consents. Access is afforded via an unregistered track, over which an unrestricted right of way will be granted.
Location
Kivells markets this holding at St Juliot, Boscastle, PL35. Buyers should verify boundaries, access, services and planning position against the auction/legal pack.
Tenure
| Tenure | Freehold |
| Services | Mains water to land and yard. |
Auction Information
| Auction date | 2026-10-07 at 7:00pm |
| Guide price | £495,000 Guide Price |
| Buyer’s administration fee | £2,000 + VAT (£2,400 inc VAT) |
| Status | For Sale |
| Lot number | Not stated in supplied particulars |
Investment Analysis
This is a land/equestrian/amenity analysis rather than a residential BTL model. No residential rent or refinance assumption has been invented where no dwelling exists. Values below are HB desktop screening scenarios and not a valuation.
Investment Snapshot
| Guide Price | £495,000 |
| Approx. Area | 47.48 acres |
| Guide Price per Acre | £10,425 |
| Initial Improvement / Due-Diligence Allowance | £25,000 |
| Estimated Total Cost | £523,900 before SDLT |
| Low / Base / High Screening Value | £445,500 / £544,500 / £643,500 |
| Suggested Strategy | Agricultural/coastal amenity holding |
| Main Risk | Unregistered access track/right of way and coastal/agricultural planning constraints. |
Market Comparables
No sufficiently like-for-like verified sold land comparables are contained in the supplied scrape. The guide-price-per-acre calculation above is therefore shown as a screening metric only; a rural surveyor/land agent should provide local comparable evidence before bidding.
Proposed Works
| Boundary / access / gate repairs | £6,250 |
| Vegetation / clearance / drainage | £5,000 |
| Building / stable / shelter repairs where applicable | £6,250 |
| Professional / planning / survey allowance | £3,750 |
| Contingency | £3,750 |
Low / Base / High Investment Scenario
| Low | £445,500 – downside land-value screening |
| Base | £544,500 – modest value enhancement / market-normalisation screening |
| High | £643,500 – stronger demand or successful enhancement; not planning-value assumption unless consent obtained |
Specialist Land / Development Analysis
Agricultural/coastal amenity holding. Unregistered access track/right of way and coastal/agricultural planning constraints.
Maximum Bid Indicator
| Guide price | £495,000 |
| Improvement / due-diligence allowance | £25,000 |
| Known buyer admin fee | £2,400 inc VAT |
| Legal / survey allowance | £1,500 desktop allowance |
| Maximum bid approach | For land, use rural-surveyor value less all costs and desired margin; no unsupported residual-development value has been assumed. |
| SDLT | Buyer-specific and excluded. |
Strategy Recommendation
Agricultural/coastal amenity holding.
Strategy Rating
| Land / amenity hold | ★★★★☆ |
| Income potential | ★★☆☆☆ |
| Development optionality | ★★☆☆☆ |
Key Risks
- Unregistered access track/right of way and coastal/agricultural planning constraints.
- Legal pack, title boundaries, rights of way and seller charges must be reviewed before bidding.
- Land value and income can be highly location- and use-specific.
Analysis Confidence
Medium for source facts; low for future value scenarios until a rural surveyor/land agent confirms local comparable evidence and permitted use.
Auction Details :
Kivells
Auction Date :
10/10/26
Lot Number :
017
Property Location:
St Juliot, Boscastle, PL35 0HN
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