Walnut Tree Buildings, Otterden, Faversham, Kent

Description

An equestrian facility measuring approximately 4.4 acres, located between the village of Lenham and the town of Faversham in a rural setting, with an indoor manège, storage barns, residential accommodation, fenced paddocks and stables. The site includes four flats, one maisonette and a mobile home.

Accommodation

Flat 1: ground-floor kitchen/living room, three bedrooms and bathroom with W.C.; let at £650 per calendar month, with Notice to Vacate served. Flat 2: first-floor kitchen/living room, bedroom and bathroom with W.C.; let at £600 per calendar month. Flat 3: ground-floor entrance hall, kitchen, living room, bedroom, storage room and shower room with W.C.; let at £600 per calendar month. Flat 4: first-floor kitchen/living room, bedroom and en-suite bathroom with W.C.; let at £560 per calendar month. Flat 5 maisonette: ground-floor living room; first-floor landing, four bedrooms and bathroom with W.C.; garden to front; vacant. Mobile home: let at £400 per calendar month. Equestrian facilities include a barn with six stables and tack room, four further stables with covered hardstanding, tea room with kitchen and W.C., indoor manège measuring 30m x 20m with eight further interconnecting stables, horse wash area with three further stables, horse walker, storage barns and fenced paddocks.

Location

Rural setting between the village of Lenham and the town of Faversham, Kent. Directions reference: helpless.scrum.unleashed.

Tenure / Property Information

Investment Analysis

The £550,000+ guide is not independently supported by the supplied evidence. The only sale comparable is a detached freehold property sold for £260,000, which is not sufficiently comparable to this 4.4-acre mixed commercial/residential equestrian facility with five residential units, a mobile home and vacant equestrian facilities. No supported GDV or resale valuation can therefore be established. Current stated residential/mobile-home income is £2,810 pcm, although Flat 1 has notice to vacate and Flat 5 plus the equestrian facilities are vacant.

Investment Snapshot

Strategy Recommendation

Proceed only after full legal, planning, tenancy, condition, services and operational due diligence. On the supplied evidence, avoid bidding at the guide unless the vacant accommodation and equestrian facilities have a clearly evidenced income or alternative-use case.

Works Required

No physical defects or refurbishment requirements are evidenced. Allow for inspection, compliance and operational due diligence covering the five flats, mobile home, stables, barns, indoor manège, paddocks, access, services, EPC position, tenancy documentation and vacant possession. Any works budget remains unsupported.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed because no supported GDV, refurbishment budget, finance costs or compliant refinance valuation is provided. The current income is partly dependent on existing occupiers, with Flat 1 subject to notice, while substantial facilities are vacant.

Buy-to-Let Analysis

The stated passing income is £2,810 pcm or £33,720 annually, producing 6.13% gross yield against the £550,000 guide. If Flat 1 vacates, the evidenced income reduces to £2,160 pcm or £25,920 annually, equivalent to 4.71% gross yield. Flat 5 and all equestrian facilities are vacant, and no external rental comparables or operating-cost evidence is supplied. Net yield cannot be established.

Flip Analysis

A flip appraisal cannot be supported. No GDV, refurbishment allowance, selling costs or evidence of buyer demand for this unusual mixed commercial/residential equestrian asset is supplied. The £260,000 comparable is not sufficiently comparable.

Investor Risks & Due Diligence

• Flat 1 has Notice to Vacate served, creating an immediate income risk.

• Flat 5 maisonette and all equestrian facilities are vacant, with no supported re-letting or commercial income evidence.

• No sufficiently specific external rental comparable or auctioneer rent estimate is supplied.

• The sole sold comparable is materially different in type and scale and does not establish market value.

• EPC status for Flats 1–5 is to be confirmed.

• Only two units are stated to pay Council Tax, so the council-tax and property-use position requires verification.

• Administration, search, other buyer costs, Stamp Duty, Land Registry fees and VAT may apply, but amounts are unspecified.

• No condition, heating, parking, planning, services or operational-cost information is supplied.

• The property combines residential accommodation and equestrian facilities, creating potentially complex legal, planning, insurance and management requirements.

Recommendation

Proceed only after full legal, planning, tenancy, condition, services and operational due diligence. On the supplied evidence, avoid bidding at the guide unless the vacant accommodation and equestrian facilities have a clearly evidenced income or alternative-use case.

Strategy Rating

Analysis Confidence

Detailed accommodation and current stated rents are supplied, but there is no reliable comparable valuation, GDV, condition survey, refurbishment budget, external rental evidence, fee schedule or operating-cost information.