The Great Stair & Library, Burley on the Hill, Oakham, LE15 7FH

Description

The Great Stair & Library is a magnificent Grade I Listed country residence extending to approximately 12,083 sq ft, arranged over four floors and incorporating some of the principal rooms of this historic mansion. The property provides seven bedrooms and six bathrooms, together with grand reception rooms, an impressive open-plan Kitchen / Breakfast Room, spectacular Great Stair and Library, and exceptional southerly views across the Deer Park towards Rutland Water. The property provides a rare opportunity to acquire one of the most architecturally significant portions of Burley on the Hill, retaining its original State Rooms and the celebrated Great Stair with Lanscroon's historic murals.

Accommodation

Total Gross Internal Floor Area: approximately 12,083 sq ft (1,123 sq m). Ground Floor: Great Stair, Library, Green Drawing Room, Red Dining Room, Garden Saloon (shared) and Tapestry Hall (shared). Lower Ground Floor: Kitchen / Breakfast Room, Family Room, Undercroft (shared), Sitting Room, One Bedroom, Utility Room, Laundry Room, Cloakroom and Boiler Room. First Floor: Ball Room (shared), One Bedroom, Purple Sitting Room, Marble Room and Landing. Second Floor: Five Bedrooms, Gallery over the Ball Room. Approximately 811 sq ft (75.4 sq m) garaging for four cars.

Location

Burley on the Hill is situated approximately two miles east of Oakham, the county town of Rutland. The property has far-reaching views across the Deer Park towards Rutland Water and is set within approximately 67 acres of professionally maintained parkland and gardens. Oakham Station is approximately two miles from the property.

Tenure / Property Information

Investment Analysis

The property is a highly unusual Grade I Listed residence of approximately 12,083 sq ft with seven bedrooms and shared mansion-house areas. The supplied sold comparables are for East Court and West Court within the same development, ranging from £699,950 to £1,295,000, but their floor areas, accommodation and relationship to this property are not provided. They therefore do not support a reliable direct valuation of The Great Stair & Library. The £3,250,000 guide cannot be treated as an established market value. A professional valuation, full legal pack and clarification of VAT and seller charges are required.

Investment Snapshot

Strategy Recommendation

Do not bid on the supplied evidence alone. Proceed only after specialist valuation, full auction legal-pack review, Grade I Listed/building survey, confirmation of VAT and seller charges, and assessment of the £15,000 annual service charge.

Works Required

No specific defects or refurbishment requirements are evidenced. Obtain a detailed building survey and specialist Grade I Listed advice before budgeting for any works. The approximately £15,000 annual service charge for professionally maintained common parts and grounds should be assessed separately from capital works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be supported without an evidenced market value, rental assessment, refurbishment budget, finance assumptions and clarification of VAT and other sale charges. The Grade I Listed status and shared areas require particular legal and technical due diligence before considering works or refinancing.

Buy-to-Let Analysis

BTL performance cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The annual service charge is approximately £15,000 before any other ownership, financing, operating or maintenance costs, and would materially affect net returns.

Flip Analysis

A flip surplus cannot be calculated. The supplied same-development comparables are for different named properties with no floor areas or detailed specifications, while no refurbishment cost, selling allowance, VAT treatment or reliable resale value is provided. The guide price is not sufficient evidence of GDV.

Investor Risks & Due Diligence

• Grade I Listed status may require specialist consent and constrain alterations.

• The approximately £15,000 annual service charge for common parts and grounds is a significant ongoing cost.

• VAT may apply to the sale price and other seller's charges may apply under the Special Conditions of Sale.

• The supplied comparables relate to other portions of the mansion and lack size and specification details, limiting their valuation usefulness.

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

• The guide price excludes the buyer's fee charged by the auctioneer, but the amount is not supplied.

Recommendation

Do not bid on the supplied evidence alone. Proceed only after specialist valuation, full auction legal-pack review, Grade I Listed/building survey, confirmation of VAT and seller charges, and assessment of the £15,000 annual service charge.

Strategy Rating

Analysis Confidence

The property description is detailed, but there is no condition report, EPC, rental evidence, auctioneer rent estimate, floor-area data for the comparables, buyer fee, refurbishment budget, VAT treatment or reliable valuation evidence.