Walnut Tree House, Acorn Street, Ware, Hertfordshire, SG12 8PG

Description

Impressive Grade II Listed family home with five bedrooms, three reception rooms and private gardens. A substantial Grade II Listed family home requiring some updating, offering an excellent opportunity for buyers seeking a character property with potential.

Accommodation

Ground floor: Large entrance hall, sitting room, dining room, kitchen/breakfast room, study, utility and WC. First floor: Five bedrooms, family bathroom, en-suite and dressing room to principal bedroom.

Location

Situated in the village of Hunsdon. Local amenities include a village shop, public houses, primary school and countryside walks, with the A414 providing access to nearby towns and railway stations.

Tenure / Property Information

Investment Analysis

The strongest evidence is the same-property sale at £1,000,000 in November 2020. Other evidence includes £625,000 for Spellars on Acorn Street in 2011 and £500,000 for Walnut Tree House in 2001. A base GDV of £1,000,000 is therefore used as an evidence-led estimate, but it is not a current formal valuation and no recent comparable evidence or floor area is supplied. The £620,000 guide implies substantial potential value, subject to the property's present condition, listed-building restrictions and unknown acquisition costs.

Investment Snapshot

Strategy Recommendation

Treat as a potential value-add or owner-occupier opportunity rather than a proven BTL investment. Proceed only after a detailed survey, listed-building/legal review and quantified works budget confirm that the guide price remains attractive.

Works Required

General updating is indicated by the description, but no specific defects or scope are supplied. Any works should be established through inspection and legal review, with particular attention to Grade II Listed Building consent requirements. No refurbishment allowance is estimated.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £620,000 guide, the known buyer premium and admin charge total £2,450, before any other charges, finance, tax or works. A 75% refinance of the evidence-led £1,000,000 base GDV would be £750,000. However, unknown refurbishment costs, other disbursements and current valuation uncertainty prevent a reliable cash-left-in or equity calculation.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is provided. The five-bedroom layout and Grade II Listed status may affect tenant demand, management and compliance costs, but no unsupported rent or yield assumption is made.

Flip Analysis

The historic same-property sale supports a £1,000,000 base resale scenario, but it dates from 2020. A flip surplus cannot be calculated because refurbishment costs, selling costs and other acquisition costs are not supplied. The apparent guide-to-GDV spread should not be treated as profit.

Investor Risks & Due Diligence

• The principal same-property comparable is from 2020 and may not represent current market value.

• The property is Grade II Listed, so alterations and updating may require consent and could carry additional cost or delay.

• The description only states that updating is required; the extent and cost of works are unknown.

• EPC rating E may affect future letting or improvement considerations.

• Additional search, legal, transfer, seller-cost reimbursement and other disbursement charges are possible but unquantified.

• No sufficiently specific rental evidence is available, preventing reliable BTL yield analysis.

Recommendation

Treat as a potential value-add or owner-occupier opportunity rather than a proven BTL investment. Proceed only after a detailed survey, listed-building/legal review and quantified works budget confirm that the guide price remains attractive.

Strategy Rating

Analysis Confidence

The property description, tenure, guide and historic same-property sales are available, but there is no current valuation evidence, floor area, rental evidence, detailed condition report, quantified works budget or complete fee schedule.