The Mill House, 79 Mill Way, Grantchester, Cambridge, CB3 9ND

Description

A freehold Grade II Listed former Mill House, comprising seven bedrooms and a one bedroom annexe. Benefits from approximately 1.28 acres of gardens. In need of modernisation. Vacant.

Accommodation

Ground Floor - Kitchen/Dining Room, Utility, Study, Two Reception Rooms, Conservatory, Library First Floor - Four Bedrooms, One Bedroom with En-suite Bathroom/WC, Bathroom, Shower Room/WC Second Floor - Two Bedrooms Annexe: Ground Floor - Kitchen/Dining Room, Garage First Floor - Reception Room, Bedroom, Bathroom/WC

Location

Situated alongside the River Cam and surrounded by attractive countryside, Grantchester offers scenic walking and cycling routes, including direct access to Cambridge via the riverside towpath. Local amenities include a village store, primary school, church, and traditional pubs, while the famous Orchard Tea Garden remains a popular destination for residents and visitors alike. Despite its tranquil rural atmosphere, Grantchester is conveniently located just a short distance from Cambridge city centre, providing easy access to a wide range of shopping, dining, cultural and educational facilities, as well as excellent transport links. Transport National Rail - Cambridge South (CrossCounrty, Great Northern, Thameslink & greateranglia)

Tenure / Property Information

Investment Analysis

The £1.4m guide is not independently validated by the supplied evidence. Local completed sales range from £559,000 to £3,000,000, but no floor areas, bedroom counts, condition details, dates comparable to the subject, or information confirming the relevance of the £3m sale are provided. The subject's seven-bedroom former Mill House, one-bedroom annexe, Grade II Listing and approximately 1.28 acres make direct comparison difficult. A reliable GDV range cannot therefore be established from the evidence supplied.

Investment Snapshot

Strategy Recommendation

Do not rely on the £1.4m guide as an investment basis without a measured valuation, detailed Grade II Listed building survey, refurbishment schedule and planning advice. Proceed only if specialist due diligence supports the purchase price and intended exit.

Works Required

Modernisation of the main house and annexe as described. Any works to the Grade II Listed property should be assessed for the need for Listed Building Consent. The evidence does not specify particular defects, services, finishes or building works, so no costed schedule can be supported.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR cannot be underwritten from the supplied evidence. Purchase price, refurbishment cost, achievable rent and refinance value are all insufficiently evidenced. The Grade II Listing and vacant condition may add planning, delivery and finance complexity.

Buy-to-Let Analysis

A BTL appraisal cannot be completed because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The property's size, annexe, listed status and modernisation requirement also make generic rent assumptions unreliable.

Flip Analysis

A flip appraisal cannot be established. Although local completed sales range from £559,000 to £3,000,000, the evidence does not support a subject-specific GDV or refurbishment budget. Selling costs are also not supplied.

Investor Risks & Due Diligence

• Grade II Listed status may restrict and increase the cost or duration of modernisation works.

• The property is described as in need of modernisation, but no detailed survey or works budget is supplied.

• The completed sales vary substantially from £559,000 to £3,000,000 and lack sufficient comparability data.

• No reliable rental evidence or passing rent is supplied.

• The property is vacant, so there is no evidenced income stream.

• The approximately 1.28-acre riverside setting may require specific legal, maintenance or environmental due diligence, none of which is supplied.

Recommendation

Do not rely on the £1.4m guide as an investment basis without a measured valuation, detailed Grade II Listed building survey, refurbishment schedule and planning advice. Proceed only if specialist due diligence supports the purchase price and intended exit.

Strategy Rating

Analysis Confidence

The evidence confirms the property's broad description, tenure, vacancy and local sales history, but omits floor areas, condition detail, rental evidence, refurbishment costs, fees, EPC, services, planning information and a sufficiently comparable valuation.