The Dene, The Green, Rottingdean, East Sussex BN2 7HA

Description

The Dene comprises a substantial detached Grade II Listed property providing 27 ensuite rooms, communal kitchen, communal lounge/dining room, ancillary rooms and an extensive garden, arranged over two storeys with a basement. It has operated as a sheltered housing scheme for many years. The property offers asset management and refurbishment potential, subject to obtaining any necessary consents.

Accommodation

27 ensuite rooms, communal kitchen, communal lounge/dining room, ancillary rooms and an extensive garden. Approximate floor area of 13,189 sq ft (1,225 sq m) GIA.

Location

The Dene occupies a prominent position in the centre of Rottingdean overlooking the village green and pond. Rottingdean Beach and the South Downs National Park are readily accessible. Rottingdean lies 4 miles east of Brighton.

Tenure / Property Information

Investment Analysis

The £1,000,000 guide equates to approximately £75.82 per sq ft based on the stated 13,189 sq ft GIA, but this is not a reliable valuation. The supplied sold comparables are smaller, differing property types and do not provide a supported basis for valuing this substantial Grade II Listed sheltered housing scheme. No evidence supports a GDV, refurbishment budget, rent or maximum bid. Buyer fees, VAT and possible seller charges are also unspecified.

Investment Snapshot

Strategy Recommendation

Do not bid on current evidence. Obtain specialist valuation, condition and services surveys, a listed-building/planning appraisal, operating or alternative-use advice, and full auction special conditions before considering the property.

Works Required

Obtain detailed building, services and condition surveys; assess refurbishment and reconfiguration requirements for the 27 ensuite rooms, communal areas, ancillary accommodation, basement and garden. Any works or change of use must be assessed against the Grade II Listed status and any required planning, listed-building and other consents. No specific defects or works budget is evidenced.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR cannot be quantified. There is no supported GDV, rent, refurbishment cost or refinance valuation. The Grade II Listed status, substantial scale, existing sheltered-housing configuration and need to confirm consents require investigation before considering acquisition or refinancing.

Buy-to-Let Analysis

A BTL assessment cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The accommodation is configured as a sheltered housing scheme rather than evidenced standard buy-to-let accommodation, and operating, compliance and refurbishment costs are unknown.

Flip Analysis

A flip appraisal cannot be supported. The available comparables are materially different smaller properties and do not establish the resale value of this 13,189 sq ft scheme. Refurbishment, consent, selling and transaction costs are not evidenced.

Investor Risks & Due Diligence

• Grade II Listed status may constrain refurbishment, alteration or change of use and require additional consents.

• The supplied sold comparables are not sufficiently comparable to this substantial sheltered housing scheme.

• No reliable rental evidence or passing rent is provided.

• Refurbishment, compliance and operating costs are unknown for the 27-room communal scheme.

• Buyer fees, VAT and possible seller charges are not specified in the guide information.

• The building includes a basement and extensive communal accommodation, requiring specialist due diligence.

Recommendation

Do not bid on current evidence. Obtain specialist valuation, condition and services surveys, a listed-building/planning appraisal, operating or alternative-use advice, and full auction special conditions before considering the property.

Strategy Rating

Analysis Confidence

The description, size, tenure and guide are supplied, but there is no reliable scheme-specific valuation evidence, rent, condition assessment, refurbishment budget, EPC, fee schedule or consent information.