The Old Sunday School, Sladesbridge, Wadebridge, Cornwall, PL27 6JB

Description

A rare opportunity to acquire a detached property in the rural village of Sladesbridge, with planning permission already in place for a two bedroom residential dwelling, comprising of an open plan lounge/kitchen/diner to the ground floor, master bedroom with en-suite shower room, second bedroom and a shower room to the first floor, with a courtyard and bicycle store externally.

Accommodation

Proposed Ground Floor: Entrance hall, open plan lounge/kitchen/diner. Proposed First Floor: Landing, master bedroom with en-suite bathroom, bedroom two, linen cupboard and a shower room.

Location

Sladesbridge is a small rural village situated circa 1.5 miles from the popular town of Wadebridge, offering a wide range of educational, shopping and leisure activities.

Tenure / Property Information

Investment Analysis

The supplied sold evidence confirms detached properties in the same Sladesbridge postcode have sold from £282,500 to £675,000, but the comparables lack floor areas, accommodation details, condition and specification. They therefore do not support a reliable GDV for this proposed two-bedroom dwelling. The guide is £75,000+, with a buyer administration charge of £2,160 at the guide price, calculated as the £1,800 minimum plus VAT. Works, professional costs, finance, resale costs and any seller legal-fee contribution are not supplied.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the full planning permission and legal pack and obtaining a detailed conversion/building-cost appraisal. Do not rely on the supplied comparables alone to set a bid or resale value.

Works Required

Complete the permitted two-bedroom residential scheme, including the proposed open-plan ground-floor lounge/kitchen/diner, first-floor bedrooms and shower facilities, internal fit-out, and the proposed courtyard and bicycle store. The evidence does not specify the existing building condition, structural requirements, services, finishes or construction scope.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment is not currently supportable. The purchase price is known only as a guide of £75,000+, while refurbishment/conversion costs, completed GDV, rent and refinance valuation are unavailable. At the guide, the stated buyer administration charge is £2,160 before any other legal-pack or acquisition costs.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental comparable or auctioneer rent estimate is provided. Total project cost is also unknown because no works allowance or professional/construction budget is supplied. The stated business-rates position may not represent the completed residential dwelling.

Flip Analysis

A flip calculation cannot be completed. Same-postcode detached sales provide broad context only, ranging from £282,500 to £675,000, but there is insufficient evidence to adjust them for the proposed two-bedroom accommodation, size, condition or specification. Works, resale costs and a reliable completed GDV are unknown.

Investor Risks & Due Diligence

• Planning permission details, conditions and implementation requirements have not been supplied.

• Conversion, construction, professional and utility costs are unknown.

• No sufficiently specific rental evidence is available, so rental yield cannot be established.

• The sold comparables do not provide floor areas, condition or specification and may not be directly comparable.

• EPC, parking and heating information is unavailable.

• The legal pack may contain additional fees, including a possible requirement to pay the seller's legal fees.

• The current small-business-rates-relief position may not apply after residential conversion.

Recommendation

Proceed only after reviewing the full planning permission and legal pack and obtaining a detailed conversion/building-cost appraisal. Do not rely on the supplied comparables alone to set a bid or resale value.

Strategy Rating

Analysis Confidence

The planning concept and guide price are supplied, but there is no usable rental evidence, no quantified works scope or costs, no floor area, no condition assessment, no EPC, no parking/heating information and no sufficiently comparable GDV evidence.