Truro Bridge House, Calenick, Truro, Cornwall

Description

Vacant freehold detached house with reception room, kitchen, WC, three bedrooms, bathroom, rear garden and garage. GIA approximately 109.62 sq m (1,180 sq ft).

Accommodation

Ground floor: reception room, kitchen, WC. First floor: three bedrooms, bathroom. Rear garden and garage.

Location

Situated on the east side of Old Falmouth Road, next to Boscawen Park. The shops, amenities and bars of Truro are to the north. Truro rail station (GWR and Cross Country) is approximately 1.4 miles north. The A39 is to the west, providing links to the A30. Boscawen Park is within reach.

Tenure / Property Information

Investment Analysis

The two supplied same-address Land Registry sales (£120,000 and £85,000, both dated 31 July 2026) conflict materially and do not establish whether either transaction represents the whole subject property or an equivalent interest. The other sales are older and appear to relate to different properties. Accordingly, a reliable GDV or maximum bid cannot be established from the supplied evidence. The £140,000+ guide is above both same-address recorded prices and should not be treated as market value.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. First verify the subject title and the two same-address sales, inspect condition, obtain a market valuation and establish realistic rent and all auction-related costs.

Works Required

No specific defects or refurbishment requirements are evidenced. Allowance should therefore remain unquantified pending inspection, including review of the house, garage, garden, services and statutory documentation.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR cannot be underwritten. There is no supported refurbishment budget, rent, GDV or reliable refinance valuation. The conflicting same-address sales require clarification before considering purchase and refinance.

Buy-to-Let Analysis

BTL viability cannot be assessed because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Operating costs, finance costs and buyer or seller charges are also unavailable.

Flip Analysis

A flip appraisal cannot be completed because there is no reliable GDV, verified condition budget or supported selling-cost allowance. The guide exceeds both supplied same-address completed-sale prices, creating material valuation uncertainty.

Investor Risks & Due Diligence

• The two same-address completed sales (£85,000 and £120,000) conflict and may not represent the whole subject property or equivalent interests.

• The £140,000+ guide is above both supplied same-address sales.

• No specific condition or refurbishment information is supplied.

• No rental evidence or auctioneer rent estimate is supplied, preventing yield analysis.

• Buyer premium, administration charges and other possible third-party fees are unspecified.

Recommendation

Do not bid on the current evidence alone. First verify the subject title and the two same-address sales, inspect condition, obtain a market valuation and establish realistic rent and all auction-related costs.

Strategy Rating

Analysis Confidence

The property description and tenure/occupancy are clear, but the comparable evidence is conflicting, while condition, rent, EPC, costs and valuation evidence are absent.