The Mill House, 79 Mill Way, Cambridge, Cambridgeshire

Description

Freehold detached house; Grade II Listed; additional annexe; land extending to approximately 1 acre.

Accommodation

Second floor: two bedrooms. First floor: principal bedroom with en-suite, four bedrooms, bathroom, shower room/wc. Ground floor: three reception rooms, kitchen/breakfast room, conservatory, study, utility room/wc, cloakroom/wc. Annexe: one bedroom, reception room, kitchen/diner, bathroom/wc. Outside: land extending to approximately 1 acre with drive and garage.

Location

The property is located on Mill Way. Grantchester provides village amenities, with a more comprehensive range of shops, bars and restaurants in Cambridge City Centre to the north east. Public transport links are available at Cambridge Rail Station, along with local bus services. Road links include the M11 to the west and the A1309 to the east. Recreational pursuits are available locally.

Tenure / Property Information

Investment Analysis

The £1,850,000 guide is the only current pricing indicator but is not a formal valuation. The supplied completed sales show a wide range: £559,000 for 43 Mill Way in 2023, £3,000,000 for 7 Mill Way in 2022, £1,845,000 for 41 Mill Way in 2014 and £1,805,000 for this property in 2004. Differences in size, condition, specification and land are not provided, so these sales do not support a reliable current GDV range. The property is Grade II Listed, has an EPC rating of E, an additional annexe and approximately one acre of land, but condition and refurbishment requirements are not evidenced.

Investment Snapshot

Strategy Recommendation

Do not bid on an investment basis without a building survey, listed-building review, annexe and land due diligence, rental appraisal and review of the Special Conditions of Sale. At the guide price, treat this as a specialist owner-occupier or private-use acquisition rather than an underwritten BTL, BRRR or flip.

Works Required

Obtain a full building survey and investigate the unknown heating system. Review Grade II Listed restrictions before considering any alterations, including works affecting the main house, annexe or external areas. Confirm the EPC improvement requirements, annexe status and the extent of land included. No works cost can be supported from the supplied evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed because there is no supported refurbishment budget, rental evidence or reliable post-works GDV. The Grade II Listed status may constrain alterations, while the EPC E rating and unknown heating arrangements require investigation. Refinance proceeds cannot be calculated responsibly.

Buy-to-Let Analysis

No sufficiently specific rental comparable or auctioneer rent estimate is supplied, so rent, yield and BTL cash flow cannot be established. The substantial purchase price, Council Tax Band H and unknown property condition should be assessed before relying on a rental strategy.

Flip Analysis

A flip case cannot be underwritten from the supplied evidence. The £3,000,000 2022 sale on Mill Way provides context but is not sufficiently comparable on the information supplied, and no works budget, current GDV or selling-cost allowance is available. The £1,800 contract documentation fee is known; potential seller fees remain unknown.

Investor Risks & Due Diligence

• Grade II Listed status may restrict alterations to the house, annexe or land.

• EPC rating E may require improvement planning, but the necessary works are not specified.

• Heating arrangements are unknown.

• No sufficiently specific rental evidence is available.

• Potential seller fees are only stated to be contained in the Special Conditions, which were not supplied.

• The guide price is not a formal valuation and the supplied comparable sales show a wide price range.

• The legal status, permitted use and accommodation relationship of the additional annexe are not supplied.

• The extent and value implications of the approximately one acre of land are not independently evidenced.

Recommendation

Do not bid on an investment basis without a building survey, listed-building review, annexe and land due diligence, rental appraisal and review of the Special Conditions of Sale. At the guide price, treat this as a specialist owner-occupier or private-use acquisition rather than an underwritten BTL, BRRR or flip.

Strategy Rating

Analysis Confidence

The evidence includes a guide price, several completed sales and detailed accommodation, but lacks reliable current comparables, condition information, works costs, rental evidence, financing assumptions and complete buyer/seller fee information.