Stones Throw, Gannel Road, Newquay, Cornwall

Description

An incomplete four-bedroom detached house enjoying views over the Gannel Estuary in Newquay. Planning information can be found under Cornwall Council reference PA22/03014. The proposed accommodation, if completed in accordance with the current plans, comprises an open-plan kitchen/family dining room, utility room, three bedrooms, en-suite facilities to bedroom two and a family bathroom on the ground floor. To the first floor there is a living room, study/bar, separate W.C and a principle bedroom with a dressing room and en-suite facilities with views over the Gannel Estuary and a first floor balcony. Externally, the property benefits from gardens and off-road parking. The property is currently incomplete and uninhabitable, requiring comprehensive completion works throughout. As such, it is considered suitable for cash purchasers only and buyers must do their own due diligence prior to purchasing.

Accommodation

Ground floor: Kitchen/Diner/Family Room, Utility, Bedroom With En-suite, Bedroom, Bedroom, Bathroom. First floor: Living Room, Study, WC, Bedroom With En-suite & Dressing Room.

Location

Enjoying views over the Gannel Estuary in Newquay.

Tenure / Property Information

Investment Analysis

Completed detached freehold sales on Gannel Road range from £642,500 to £925,000, with the latest supplied sale at £865,000 in May 2025. The proposed four-bedroom accommodation and estuary outlook support a substantial completed value, but no floor area, specification, planning compliance confirmation or condition assessment is supplied. A cautious evidence-based GDV range is £642,500–£865,000, with £750,000 used as the base estimate.

Investment Snapshot

Strategy Recommendation

Proceed only after full legal, planning, structural and contractor due diligence establishes the completion budget. Do not bid on the current evidence alone.

Works Required

Comprehensive completion works throughout are required to finish the currently incomplete and uninhabitable house in accordance with the current plans, subject to planning and legal due diligence. Specific construction, services and finish costs are not supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A potential BRRR strategy exists only if completion costs, programme, planning position and finance costs can be established. At a £750,000 base GDV, 75% refinancing indicates £562,500 gross refinance proceeds, but cash left in cannot be calculated without works and total acquisition costs.

Buy-to-Let Analysis

BTL analysis cannot be completed because no sufficiently specific rental evidence, auctioneer rent estimate or total project cost is supplied. The property is currently uninhabitable.

Flip Analysis

A flip may be viable against the supplied completed-sale evidence, but refurbishment costs, selling costs, floor area and specification are unknown. Flip surplus cannot therefore be calculated reliably.

Investor Risks & Due Diligence

• Property is incomplete and uninhabitable.

• Comprehensive completion costs are unknown.

• Cash purchasers only, according to the description.

• Planning reference and compliance require buyer due diligence.

• Additional disbursements and other legal or transfer charges may apply.

• No sufficiently specific rental evidence is available.

• Sold comparables do not provide size, specification or condition details.

Recommendation

Proceed only after full legal, planning, structural and contractor due diligence establishes the completion budget. Do not bid on the current evidence alone.

Strategy Rating

Analysis Confidence

There are several relevant same-road completed sales, but no floor area, detailed condition survey, completion budget, rental evidence, planning outcome or full fee schedule.