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St Keyne, Liskeard, PL14
0.40 Acre Woodland – St Keyne
St Keyne, Liskeard, PL14
Sold STC
£5,000+
Description
The land at St Keyne extends to approximately 0.40 acres (0.16 hectares) comprising a single enclosure of woodland and amenity land, accessible off an adjoining quiet parish road. A small woodland stream runs through the land. Given its super picturesque valley location, the land provides a great space for enjoying the Cornish countryside.
Location
Kivells markets this holding at St Keyne, Liskeard, PL14. Buyers should verify boundaries, access, services and planning position against the auction/legal pack.
Tenure
| Tenure | Freehold with vacant possession on completion |
| Services | None connected. |
Auction Information
| Auction date | 2026-06-24 at 7:00pm |
| Guide price | £5,000 Guide Price |
| Buyer’s administration fee | £2,000 + VAT (£2,400 inc VAT) |
| Status | Sold STC / treated as Sold Prior for HB import |
| 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 | £5,000 |
| Approx. Area | 0.40 acres |
| Guide Price per Acre | £12,500 |
| Initial Improvement / Due-Diligence Allowance | £2,500 |
| Estimated Total Cost | £11,400 before SDLT |
| Low / Base / High Screening Value | £4,500 / £5,500 / £6,500 |
| Suggested Strategy | Woodland / amenity ownership |
| Main Risk | Small woodland parcel; no services and limited conventional income. |
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 | £625 |
| Vegetation / clearance / drainage | £500 |
| Building / stable / shelter repairs where applicable | £625 |
| Professional / planning / survey allowance | £375 |
| Contingency | £375 |
Low / Base / High Investment Scenario
| Low | £4,500 – downside land-value screening |
| Base | £5,500 – modest value enhancement / market-normalisation screening |
| High | £6,500 – stronger demand or successful enhancement; not planning-value assumption unless consent obtained |
Specialist Land / Development Analysis
Woodland / amenity ownership. Small woodland parcel; no services and limited conventional income.
Maximum Bid Indicator
| Guide price | £5,000 |
| Improvement / due-diligence allowance | £2,500 |
| 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
Woodland / amenity ownership.
Strategy Rating
| Land / amenity hold | ★★★★☆ |
| Income potential | ★★☆☆☆ |
| Development optionality | ★★☆☆☆ |
Key Risks
- Small woodland parcel; no services and limited conventional income.
- 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 :
24/06/26
Lot Number :
015
Property Location:
St Keyne, Liskeard, PL14
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