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Troswell, North Petherwin, PL15
15.87 Acre Pasture Land – North Petherwin
Troswell, North Petherwin, PL15
Sold STC
£145,000+
- Approximately 15.87 acres of pasture land
- Very gently sloping
- Further land available
Description
LOT 3 ~ (COLOURED ORANGE ON THE PLAN) Approximately 15.87 acres - Auction Guide Price £145,000 Found to the south of Lot 1, and benefiting from parish road access, this land totals 15.87 acres (6.43 ha) and comprises two similar sized enclosures. It is level/gently sloping and all down to permanent pasture with natural hedge bank 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 | £145,000 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 | 003 |
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 | £145,000 |
| Approx. Area | 15.87 acres |
| Guide Price per Acre | £9,137 |
| Initial Improvement / Due-Diligence Allowance | £11,600 |
| Estimated Total Cost | £160,500 before SDLT |
| Low / Base / High Screening Value | £130,500 / £159,500 / £188,500 |
| Suggested Strategy | Agricultural pasture / grazing hold |
| Main Risk | Agricultural-only value; title/access/services and any agricultural restrictions require review. |
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 | £2,900 |
| Vegetation / clearance / drainage | £2,320 |
| Building / stable / shelter repairs where applicable | £2,900 |
| Professional / planning / survey allowance | £1,740 |
| Contingency | £1,740 |
Low / Base / High Investment Scenario
| Low | £130,500 – downside land-value screening |
| Base | £159,500 – modest value enhancement / market-normalisation screening |
| High | £188,500 – stronger demand or successful enhancement; not planning-value assumption unless consent obtained |
Specialist Land / Development Analysis
Agricultural pasture / grazing hold. Agricultural-only value; title/access/services and any agricultural restrictions require review.
Maximum Bid Indicator
| Guide price | £145,000 |
| Improvement / due-diligence allowance | £11,600 |
| 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 / grazing hold.
Strategy Rating
| Land / amenity hold | ★★★★☆ |
| Income potential | ★★☆☆☆ |
| Development optionality | ★★☆☆☆ |
Key Risks
- Agricultural-only value; title/access/services and any agricultural restrictions require review.
- 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 :
003
Property Location:
Troswell, North Petherwin, PL15
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