The Mains Barn, Stainton, Penrith, Cumbria

Description

Detached Barn ripe for development subject to planning permission. Located near centre of the very popular village of Stainton near Penrith just outside the northern edge of the Lake District National Park. The property has been served with a Dangerous Structure Notice (section 77), application number 2026/1148/DS, and requires immediate attention. Both the notice and a structural engineers report are included in the legal pack.

Location

Near the centre of the village of Stainton near Penrith, just outside the northern edge of the Lake District National Park.

Tenure / Property Information

Investment Analysis

The guide is £25,000 plus fees. The supplied Stainton detached-house comparables range from £270,500 to £925,000, but they are not sufficiently comparable to this detached barn because the subject has no stated accommodation, size, planning consent or completed residential use. No supported GDV can therefore be established. The barn is subject to a Dangerous Structure Notice under section 77, application 2026/1148/DS, and requires immediate attention. The structural engineer’s report and legal pack are essential before bidding.

Investment Snapshot

Strategy Recommendation

Proceed only as a specialist planning-and-structural-risk acquisition after reviewing the legal pack, Dangerous Structure Notice and engineer’s report. Do not bid on a BTL, BRRR or flip valuation until planning, scope and costs are independently established.

Works Required

Immediate attention and structural works required by the Dangerous Structure Notice, informed by the supplied structural engineer’s report. Any conversion or development works would be subject to obtaining planning permission; the scope and cost cannot be quantified from the evidence provided.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR is not currently underwritable. Planning permission, structural remediation, conversion scope, total project cost and post-works value are all unsupported. The 75% GDV refinance calculation cannot be completed without a supported GDV.

Buy-to-Let Analysis

A BTL assessment cannot be established because the barn has no stated bedrooms, accommodation, planning consent or completed residential use. The supplied £1,900 pcm asking rent is for a four-bedroom property in the wider CA11 area and cannot be applied reliably to this barn.

Flip Analysis

A flip appraisal cannot be completed because there is no supported post-development GDV, works budget, planning consent or selling-cost allowance. The detached-house comparables provide context only and should not be treated as a valuation for this barn.

Investor Risks & Due Diligence

• Dangerous Structure Notice requiring immediate attention.

• Structural condition and remediation scope are not quantified; the engineer’s report must be reviewed.

• Development is subject to planning permission, which has not been confirmed.

• No accommodation, floor area or bedroom count is provided.

• Tenure and other legal details are stated to be in the legal pack and remain unconfirmed.

• Buyer premium amount is not stated, and additional searches, seller costs, legal fees, transfer fees and disbursements may apply.

• The supplied rental evidence is an advertised asking rent for a four-bedroom property and is not evidence of achievable rent for this barn.

Recommendation

Proceed only as a specialist planning-and-structural-risk acquisition after reviewing the legal pack, Dangerous Structure Notice and engineer’s report. Do not bid on a BTL, BRRR or flip valuation until planning, scope and costs are independently established.

Strategy Rating

Analysis Confidence

The evidence confirms the guide, location, structural notice and comparable sales, but provides no planning consent, accommodation, measurements, tenure details, works cost, GDV or directly applicable rent.