The Barley Sheaf, Church Street, Liskeard, Cornwall

Description

A Grade II Listed three-storey property comprising a vacant public house with six-bedroom accommodation arranged over the upper floors. The property benefits from a premises licence, which could potentially be reinstated, or may benefit from a change of use to residential, subject to the relevant planning consents and building regulations. The property requires a programme of refurbishment throughout.

Accommodation

Public house: Main Bar 5.60m x 8.90m; Snug 2.70m x 3.60m; Kitchen 3.50m x 2.60m; Dining Room 12.30m x 2.650m; Store 4.60m x 1.40m; Cellar 3.20m x 4.20m; WC 3.10m x 2.10m; WC 2.00m x 3.00m; Store 2.00m x 3.00m; Function Room 8.00m x 4.60m; Store 2.80m x 1.80m. First floor: Living Room 5.80m x 5.70m; Bedroom 5.80m x 3.00m; Kitchen 5.10m x 2.60m; Bathroom 3.10m x 1.70m. Second floor: Bedroom 3.10m x 2.20m; Bedroom 3.30m x 4.00m; Bedroom 2.90m x 3.00m; Bedroom 3.90m x 3.00m; Bedroom 3.60m x 2.20m; Bathroom 1.70m x 1.80m. External: Courtyard.

Location

Located in the heart of Liskeard in South-East Cornwall.

Tenure / Property Information

Investment Analysis

The supplied sales evidence includes one prior sale of The Barley Sheaf at £180,000 in 2021 and nearby Church Street sales from £125,000 to £218,000, but these are not sufficiently comparable to support a current GDV. The property is commercial, Grade II Listed, vacant and requires refurbishment; no current commercial or residential valuation evidence is supplied.

Investment Snapshot

Strategy Recommendation

Proceed only after legal, planning and listed-building review and a costed refurbishment appraisal. Do not rely on residential conversion or rental returns without supporting evidence.

Works Required

Refurbishment throughout as described, subject to the building’s Grade II Listed status. Any reinstatement of the premises licence or residential change of use would require the relevant consents, planning permission and building regulations compliance.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be reliably quantified without a supported post-refurbishment GDV, refurbishment budget, achievable rent and finance assumptions. The guide is £145,000 plus the stated £1,800 buyer premium and admin charge, before any other disbursements or works.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Residential conversion is also subject to planning, listed-building and building-regulations consents.

Flip Analysis

A flip surplus cannot be calculated. The prior sale of the same property at £180,000 in 2021 and nearby sales provide context only and do not establish a current GDV for this vacant, listed property requiring refurbishment.

Investor Risks & Due Diligence

• Grade II Listed status may constrain refurbishment and alterations.

• Residential change of use is only potential and requires relevant planning and building-regulations consents.

• The premises licence may need reinstatement if the public house use is pursued.

• The property is vacant and requires refurbishment throughout.

• No sufficiently specific rental evidence or auctioneer rent estimate is supplied.

• Additional disbursements and other legal or transfer costs may be payable under the special conditions.

Recommendation

Proceed only after legal, planning and listed-building review and a costed refurbishment appraisal. Do not rely on residential conversion or rental returns without supporting evidence.

Strategy Rating

Analysis Confidence

There is address-specific historic sale evidence and detailed accommodation information, but no current valuation, refurbishment cost, rental evidence or confirmed planning position.