The Cottage, Llanyblodwel, Oswestry, Shropshire

Description

Grade II Listed detached cottage with riverbank frontage onto the River Tanat, garage and additional detached garage, gardens, and approximately 111.1 sq m (1,196 sq ft) GIA.

Accommodation

Ground floor: reception room, kitchen, dining room, bathroom, pantry and garden room. First floor: two bedrooms. Garage and additional detached garage. Gardens.

Location

The property is located in the village of Llanyblodwel. Shops, bars and restaurants are available to the north in Oswestry. Gobowen rail station is 8.8 miles to the north. Easy access onto the A5. Llanyblodwel is surrounded by extensive open countryside with numerous public footpaths and walking routes.

Tenure / Property Information

Investment Analysis

The supplied completed sales are local detached freehold comparables ranging from £320,000 to £675,000, but no comparable floor areas, condition details or property-specific adjustments are provided. They are therefore insufficient to support a reliable GDV for this 1,196 sq ft Grade II Listed cottage. The £150,000+ guide is an auction guide, not a market valuation.

Investment Snapshot

Strategy Recommendation

Treat as a potential owner-occupier purchase or highly cautious value-led acquisition only after inspection, legal review and confirmation of all special-condition charges. Do not underwrite it as a BTL, BRRR or flip without verified rent, condition, costs and valuation evidence.

Works Required

No specific defects or refurbishment requirements are supplied. Arrange a full inspection, including the cottage, both garages, gardens, riverbank frontage and listed-building implications, before budgeting for any works. Any alterations may require appropriate listed-building consent.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed reliably because GDV, refurbishment cost, rent, finance costs and buyer/admin charges are unsupported or absent. The listed status and riverbank frontage require particular due diligence before assuming a refinanceable end value.

Buy-to-Let Analysis

No sufficiently specific rental evidence or auctioneer rent estimate is supplied, so rent, annual income and gross yield cannot be established. The vacant possession status means there is no evidenced passing tenancy or existing rental income.

Flip Analysis

A flip surplus cannot be calculated. Although local detached freehold sales are provided, their size and condition are not stated and no refurbishment budget or selling allowance is supplied. The comparable range should not be applied directly to this cottage.

Investor Risks & Due Diligence

• Grade II Listed status may constrain alterations and increase the complexity and cost of works.

• Riverbank frontage onto the River Tanat requires specific legal and property due diligence.

• The property is vacant and no rental income is evidenced.

• Buyer premium, admin charge and other seller or third-party charges are not specified and may apply.

• Condition of the cottage, garages, gardens and riverbank is not provided.

• No EPC, council tax or heating information is supplied.

Recommendation

Treat as a potential owner-occupier purchase or highly cautious value-led acquisition only after inspection, legal review and confirmation of all special-condition charges. Do not underwrite it as a BTL, BRRR or flip without verified rent, condition, costs and valuation evidence.

Strategy Rating

Analysis Confidence

Local sold comparables and core property details are available, but there is no property-specific valuation, condition report, rental evidence, EPC, buyer/admin fee information, refurbishment budget or confirmed additional charges.