The Barn and The Stables Sevenacres, Smallfield Road, Horne, Horley, West Sussex

Description

A vacant detached barn currently arranged to provide two residential units (1 x one bedroom, 1 x two bedroom) in need of refurbishment. Offered with planning permission to demolish the existing dwellings and erect two new detached dwellings.

Accommodation

The Stables: Ground Floor — Reception Room with Open-Plan Kitchen, Bedroom, Bathroom. The Barn: Ground Floor — Reception Room with Open-Plan Kitchen, Two Bedrooms, Bathroom.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Riverside Garden Park are within easy reach. Transport links are provided by Gatwick Airport rail station and the M23.

Tenure / Property Information

Investment Analysis

The guide is £140,000 plus fees. Local completed sales on Smallfield Road range from £325,000 to £875,000, but they are detached properties without size, specification or comparability details. They do not support a reliable GDV for the proposed two-dwelling scheme.

Investment Snapshot

Strategy Recommendation

Treat as a planning-led development opportunity only after reviewing the planning permission, legal pack and obtaining detailed refurbishment/build costings. Do not rely on the guide or broad local comparables alone.

Works Required

Refurbishment of the existing one-bedroom and two-bedroom residential units, or demolition and construction of the two permitted detached dwellings. The scope, specification and costs require verification against the planning permission and legal pack.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR strategy cannot be quantified without supported GDV, refurbishment costs, rent and finance assumptions. Planning permission for two replacement dwellings may provide development potential, subject to verification and cost appraisal.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Existing accommodation is vacant and requires refurbishment.

Flip Analysis

A flip appraisal cannot be completed because the supplied sales are not sufficiently comparable and no supported refurbishment, build, professional, finance or selling costs are provided.

Investor Risks & Due Diligence

• Existing dwellings require refurbishment.

• The proposed two-dwelling scheme depends on the supplied planning permission and its conditions.

• No reliable project GDV or rental evidence is supplied.

• Disbursements and other purchaser charges may be payable in addition to the stated £1,800 administration charge.

• The supplied comparable sales vary materially and lack detailed property specifications.

Recommendation

Treat as a planning-led development opportunity only after reviewing the planning permission, legal pack and obtaining detailed refurbishment/build costings. Do not rely on the guide or broad local comparables alone.

Strategy Rating

Analysis Confidence

The evidence confirms tenure, vacancy, existing accommodation and planning permission, but lacks reliable GDV, rent, works costs, dimensions, specification and full purchase costs.