Twin Trea, Launceston, Trewint, Cornwall, PL15 7TG

Description

A three bedroom, two storey detached barn conversion situated in the rural hamlet of Trewint. The property currently comprises of a spacious entrance hall, living room, dining room, kitchen and wet room to the ground floor, with three bedrooms and a bathroom to the first floor. Outside there is a large enclosed tiered garden being mainly laid to lawn and a car parking space.

Accommodation

Ground floor: entrance hall, living room, dining room, kitchen and wet room. First floor: landing, three bedrooms, bathroom and under eaves storage.

Location

Trewint is a rural hamlet situated circa 1 mile from the moorland village of Altarnun with a post office, village shop, public house and primary school, being readily accessible to the A30, Bodmin Moor and the nearby towns of Launceston and Bodmin offering a wide selection of shopping, leisure and educational facilities catering for all age groups.

Tenure / Property Information

Investment Analysis

The five supplied completed sales are detached properties in the same hamlet, ranging from £365,000 to £550,000, with a median of £485,000. They are dated 2021–2022 and no floor areas, condition details or direct comparability information are supplied. A cautious indicative base GDV of £485,000 is used, with a broad £365,000–£550,000 evidence range. This is not a formal valuation.

Investment Snapshot

Strategy Recommendation

Consider only a conditional buy-to-let or owner-occupier purchase after reviewing the legal pack, confirming tenure and inspecting condition. Do not bid on the apparent GDV spread alone; set a maximum bid only after obtaining verified works and cost information.

Works Required

No specific defects or refurbishment requirements are evidenced. Obtain a survey and inspect the kitchen, bathrooms, wet room, heating, roof, external areas and garden before budgeting. EPC E may indicate potential energy-efficiency works, but no cost allowance is supported.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

The indicative 75% refinance of the £485,000 base GDV is £363,750. BRRR feasibility cannot be fully established because refurbishment costs, total acquisition costs, finance costs, legal/title information and achievable refinance value are not supplied. The dated comparable evidence also creates material valuation uncertainty.

Buy-to-Let Analysis

At the £200,000 guide, the supplied advertised asking rent of £1,021 pcm implies approximately 6.13% gross yield before finance, maintenance, voids, management, insurance, tax and auction costs. This is general three-bedroom PL15 rental evidence rather than achieved rent for Twin Trea, so the yield should be verified locally. The buyer/admin charge is 1.35% plus VAT, subject to the stated minimum, and possible seller legal fees may also apply.

Flip Analysis

A paper resale spread exists between the £200,000 guide and the broad comparable range, but a reliable flip surplus cannot be calculated. Works, acquisition costs beyond the stated admin charge, finance, selling costs and the eventual sale value are unsupported. The comparable sales are also dated and lack size and condition details.

Investor Risks & Due Diligence

• Tenure, occupancy and lease information are not supplied.

• No specific condition or refurbishment costs are evidenced.

• The rental figure is an advertised asking rent for three-bedroom houses in PL15, not an achieved rent for the property.

• EPC rating E may indicate energy-efficiency requirements, but the scope and cost are unknown.

• Local sold comparables are from 2021–2022 and lack floor-area and condition details.

• The stated auction admin charge applies, and the legal pack may contain additional seller legal fees.

• Rural location and limited supplied rental evidence may affect letting demand and resale liquidity.

Recommendation

Consider only a conditional buy-to-let or owner-occupier purchase after reviewing the legal pack, confirming tenure and inspecting condition. Do not bid on the apparent GDV spread alone; set a maximum bid only after obtaining verified works and cost information.

Strategy Rating

Analysis Confidence

There is useful local sold-price evidence and one rental asking-rent reference, but the comparables are dated and lack size or condition data. Tenure, occupancy, heating, lease information, refurbishment costs and several auction costs are not supplied.