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Troswell, North Petherwin, PL15 8NA
5.64 Acre Pasture Land – North Petherwin
Troswell, North Petherwin, PL15 8NA
Sold STC
£50,000+
- Approximately 5.64 acres
- Level pasture land
Description
LOT 2 ~ (COLOURED PURPLE ON THE PLAN) Approximately 5.64 acres of pasture land - Auction Guide Price £50,000 This lot is located to the north east of Lot 1 and is accessed via a stone track (right of way) and extends to approximately 5.64 acres (2.29 hectares). It is divided into two handy sized enclosures which are level/gently sloping and all down to permanent pasture. Natural hedge banks form the boundaries.
Location
Kivells markets this holding at Troswell, North Petherwin, PL15. Buyers should verify boundaries, access, services and planning position against the auction/legal pack.
Tenure
| Tenure | Freehold |
| Services | Not confirmed in supplied particulars; verify before bidding. |
Auction Information
| Auction date | 2026-09-02 at 7:00pm |
| Guide price | £50,000 Guide Price |
| Buyer’s administration fee | £2,000 + VAT (£2,400 inc VAT) |
| Status | Sold STC / treated as Sold Prior for HB import |
| Lot number | 002 |
Investment Analysis
This is a land/equestrian/amenity analysis rather than a residential BTL model. No residential rent or refinance assumption has been invented where no dwelling exists. Values below are HB desktop screening scenarios and not a valuation.
Investment Snapshot
| Guide Price | £50,000 |
| Approx. Area | 5.64 acres |
| Guide Price per Acre | £8,865 |
| Initial Improvement / Due-Diligence Allowance | £4,000 |
| Estimated Total Cost | £57,900 before SDLT |
| Low / Base / High Screening Value | £45,000 / £55,000 / £65,000 |
| Suggested Strategy | Agricultural pasture hold |
| Main Risk | Access via stone track/right of way; agricultural-only income profile. |
Market Comparables
No sufficiently like-for-like verified sold land comparables are contained in the supplied scrape. The guide-price-per-acre calculation above is therefore shown as a screening metric only; a rural surveyor/land agent should provide local comparable evidence before bidding.
Proposed Works
| Boundary / access / gate repairs | £1,000 |
| Vegetation / clearance / drainage | £800 |
| Building / stable / shelter repairs where applicable | £1,000 |
| Professional / planning / survey allowance | £600 |
| Contingency | £600 |
Low / Base / High Investment Scenario
| Low | £45,000 – downside land-value screening |
| Base | £55,000 – modest value enhancement / market-normalisation screening |
| High | £65,000 – stronger demand or successful enhancement; not planning-value assumption unless consent obtained |
Specialist Land / Development Analysis
Agricultural pasture hold. Access via stone track/right of way; agricultural-only income profile.
Maximum Bid Indicator
| Guide price | £50,000 |
| Improvement / due-diligence allowance | £4,000 |
| Known buyer admin fee | £2,400 inc VAT |
| Legal / survey allowance | £1,500 desktop allowance |
| Maximum bid approach | For land, use rural-surveyor value less all costs and desired margin; no unsupported residual-development value has been assumed. |
| SDLT | Buyer-specific and excluded. |
Strategy Recommendation
Agricultural pasture hold.
Strategy Rating
| Land / amenity hold | ★★★★☆ |
| Income potential | ★★☆☆☆ |
| Development optionality | ★★☆☆☆ |
Key Risks
- Access via stone track/right of way; agricultural-only income profile.
- Legal pack, title boundaries, rights of way and seller charges must be reviewed before bidding.
- Land value and income can be highly location- and use-specific.
Analysis Confidence
Medium for source facts; low for future value scenarios until a rural surveyor/land agent confirms local comparable evidence and permitted use.
Auction Details :
Kivells
Auction Date :
02/09/26
Lot Number :
002
Property Location:
Troswell, North Petherwin, PL15 8NA
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