Top o'th Knotts Farmhouse, Tottington Road, Bolton, Greater Manchester

Description

Three-bedroom semi-detached Grade II listed farmhouse, built in 1784 according to the datestone, located on a private estate. The property is in need of updates throughout and includes period features such as exposed beams, stone flooring and large feature fireplaces.

Accommodation

Ground floor: kitchen/diner with stone flooring, two reception rooms with large fireplace surrounds, office space and WC. First floor: spacious landing, three bedrooms, all with ensuites. Two en-suite shower rooms, with the primary bedroom offering a four-piece suite.

Location

Located on a private estate on Tottington Road, Bolton, Greater Manchester. Two parcels of land within the estate are to be offered as separate lots.

Tenure / Property Information

Investment Analysis

The same-address farmhouse sold for £390,000 in 2014, but this is dated evidence. The £3.2m 2024 sale appears to relate to the wider farm and is not a suitable standalone farmhouse comparable. Current GDV cannot be reliably established from the supplied evidence. The £325,000 guide is before fees.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. Obtain the legal pack, listed-building constraints, detailed refurbishment costs and current market/rental evidence before proceeding.

Works Required

Update the property throughout as described, while retaining the exposed beams, stone flooring and feature fireplaces. Any works to this Grade II listed farmhouse may require appropriate listed-building consents; scope and costs are not supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR cannot be underwritten because current GDV, refurbishment costs and supported rent are unavailable. At the £325,000 guide, the stated 2.75% buyer administration charge is £8,937.50, before any other charges.

Buy-to-Let Analysis

BTL viability cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The property also requires updates and additional auction costs may apply.

Flip Analysis

A flip appraisal cannot be completed reliably. The 2014 same-property sale is dated, refurbishment costs are unknown, and no supported selling allowance or current GDV is provided.

Investor Risks & Due Diligence

• Grade II listed status may constrain or require consent for alterations.

• The property is described as needing updates throughout, but no quantified works scope or cost is supplied.

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

• Buyer administration charge is £8,937.50 at the guide price, with possible additional disbursements and special-condition charges.

• The supplied 2024 £3.2m comparable appears to relate to the wider farm rather than the farmhouse and should not be used as standalone GDV evidence.

Recommendation

Do not bid on the current evidence alone. Obtain the legal pack, listed-building constraints, detailed refurbishment costs and current market/rental evidence before proceeding.

Strategy Rating

Analysis Confidence

The evidence confirms accommodation, tenure, condition description and guide price, but lacks current comparable values, rental evidence, refurbishment costs, EPC and complete auction cost information.