The Granary, Cowstead Farm, Cowstead Road, Stockbury, Sittingbourne, Kent, ME9 7UA

Description

A rare opportunity to acquire an approximately 14-acre rural holding situated within an Area of Outstanding Natural Beauty in the village of Stockbury. The property comprises a detached former granary converted to provide a one-bedroom residential dwelling, together with a separate outbuilding currently arranged as an annexe. The site also includes a double garage, silo and a number of fenced paddocks used for livestock. There may be potential for equestrian use or redevelopment to provide one or more dwellings, subject to all necessary consents being obtainable.

Accommodation

Granary: ground floor living room, kitchen, bedroom and bathroom with W.C. Annexe: ground floor reception room, living room with log burner and bar area, kitchen and bathroom with W.C.; first floor bedroom. Double garage with power. Gardens and fenced paddocks. Site extends to 5.57 hectares (13.76 acres).

Location

Rural location in Stockbury within an Area of Outstanding Natural Beauty, with good access to the M2 motorway. The paddocks have separate access potential from Bull Lane, subject to necessary consents.

Tenure / Property Information

Investment Analysis

The property is a vacant freehold rural holding of approximately 13.76 acres in an Area of Outstanding Natural Beauty, comprising a former granary arranged as a one-bedroom dwelling, a separate two-bedroom-arranged annexe, double garage, silo, gardens and fenced paddocks. The guide is £550,000+, with additional buyer/admin and other non-optional fees potentially payable. The supplied Land Registry evidence is historic, ranges from £55,000 to £357,500, includes differing property types and does not provide a sufficiently reliable current valuation for this holding. No sufficiently specific rental evidence is available. Potential equestrian use or redevelopment is expressly subject to obtaining all necessary consents and cannot be treated as established value.

Investment Snapshot

Strategy Recommendation

Proceed only as a cautious owner-occupier or land-and-property appraisal opportunity after surveying the buildings, confirming legal and access matters, reviewing all additional auction costs and obtaining planning advice. Do not underwrite rental, redevelopment or resale profit without further evidence.

Works Required

Obtain a full building and services survey. Investigate and, if required, provide heating and hot water to the annexe, which currently has neither. Review the condition and compliance of the granary, annexe, garage, silo, paddocks and associated services. Any conversion, equestrian use or redevelopment should be considered only after planning and other necessary consents are confirmed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be quantified because GDV, refurbishment costs, rent and refinance assumptions are unsupported. The annexe's lack of heating and hot water, uncertain EPC position and unconfirmed planning or use consents require investigation before relying on refinance value.

Buy-to-Let Analysis

A BTL assessment cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate has been supplied. The annexe also lacks heating and hot water, which may affect its letting readiness and required expenditure.

Flip Analysis

A flip surplus cannot be calculated. There is no supported current GDV, works budget or selling-cost allowance. The historic same-address sales are not sufficiently comparable to this 13.76-acre holding and do not establish current resale value. Any redevelopment upside remains subject to consent.

Investor Risks & Due Diligence

• Potential equestrian use or redevelopment is subject to all necessary consents and is not established.

• The annexe currently has no heating or hot water.

• The EPC is to be confirmed.

• Buyer/admin and other non-optional fees may be payable in addition to the bid price, but are not quantified.

• The historic sold comparables are limited, dated, include differing property types and do not establish current market value.

• No sufficiently specific rental evidence is available.

• The property is in an Area of Outstanding Natural Beauty, which may constrain future works or redevelopment.

Recommendation

Proceed only as a cautious owner-occupier or land-and-property appraisal opportunity after surveying the buildings, confirming legal and access matters, reviewing all additional auction costs and obtaining planning advice. Do not underwrite rental, redevelopment or resale profit without further evidence.

Strategy Rating

Analysis Confidence

The description, guide, tenure, occupancy, acreage and a known annexe services issue are supplied, but there is no current comparable valuation, specific rental evidence, EPC, condition survey, works budget, GDV, planning outcome or quantified fee schedule.