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West Looe Hill, Looe, PL13
2 Bed Terrace Cottage – West Looe
West Looe Hill, Looe, PL13
Sold STC
£50,000+
- Two bedroom mid terrace cottage positioned moments from the waters edge
- Tremendous potential, requiring extensive renovation throughout
- Garden to the rear elevation
Description
Auction Guide Price £50,000-£75,000 Requiring extensive renovation throughout Westerleigh is offered for sale for the first time in over 20 years. Within close proximity to many local amenities and positioned a five minute walk away from the beautiful Looe Beach. The property offers deceptively spacious living accommodation throughout with the opportunity to reconfigure the current layout of the property during the renovation process. Located on West Looe Hill, this is an extremely popular area with tourists and visitors to the town.
Accommodation
| Bedrooms | 2 |
| Bathrooms | 1 |
Location
Kivells describes the property as being in West Looe Hill, Looe, PL13. The location context and accessibility should be verified by the buyer before bidding.
Tenure
| Approx. size | 678 sq ft (63 sq m) |
| EPC | F |
| Council Tax | B |
| Tenure | Freehold (confirmed by property portal) |
| Services | Mains water, electricity and drainage; services untested. |
Auction Information
| Auction date | 2026-09-02 at 7:00pm |
| Guide price | £50,000 Guide Price |
| Buyer’s administration fee | £2,000 + VAT (£2,400 inc VAT) |
| Status | Sold STC / treated as Sold Prior for HB import |
| Source | Kivells individual property particulars |
Investment Analysis
The figures below are HB desktop estimates for screening purposes, not valuations or quotations. They use the Kivells guide price and property particulars together with current local market evidence where available. A survey, legal-pack review, contractor pricing and local agent appraisal are required before bidding.
Investment Snapshot
| Guide Price | £50,000 |
| Approx Size | 678 sq ft (63 sq m) |
| Refurbishment Budget | £70,000 HB desktop allowance |
| Purchase + Works | £120,000 |
| Estimated Total Project Cost | £127,900 before SDLT |
| Low / Base / High GDV | £165,000 / £190,000 / £215,000 |
| Estimated Private Rent | £900 pcm |
| Potential Annual Rent | £10,800 pa |
| Gross Yield – Purchase | 21.6% |
| Gross Yield – Purchase + Works | 9.0% |
| Gross Yield – Total Project Cost | 8.4% |
| 75% Refinance | £142,500 |
| Capital Left In | £-14,600 |
| Estimated Flip Surplus | £62,100 before tax/SDLT/selling costs |
| Suggested Strategy | Heavy refurbishment / resale or coastal BTL |
| Main Risk | Extensive renovation, EPC F and limited seller knowledge |
Market Comparables
| Talisman Cottage, West Looe – 2 bed | £185,000 asking — Local cottage |
| North View, East Looe – 2 bed | £195,000 asking — Local end terrace |
| Sandbanks, Bay Street – 2 bed auction | £150,000 guide — Auction benchmark |
Comparable prices above are marketed/guide figures unless explicitly described as sold. They are screening evidence, not a formal valuation.
Proposed Works
| Strip-out / enabling / clearance | £5,600 |
| Roof / structure / damp / envelope | £14,000 |
| Electrical & plumbing / heating | £12,600 |
| Kitchen & bathrooms | £11,900 |
| Internal finishes / joinery | £10,500 |
| External / drainage / landscaping | £5,600 |
| Contingency | £9,800 |
Rental Value
| Looe 2 bed character cottage | £800 pcm marketed |
| Tower Hill 2 bed cottage | £850 pcm marketed |
| Looe 2 bed cottage | £950 pcm marketed |
Rental comparables are advertised rents unless otherwise stated; achieved rent may differ.
Low / Base / High Investment Scenario
| Low | GDV £165,000; downside case after works and acquisition costs. |
| Base | GDV £190,000; screening case used for refinance/flip calculations. |
| High | GDV £215,000; requires strong finish and supportive local demand. |
BTL Analysis
| Base monthly rent | £900 |
| Annual rent | £10,800 |
| Gross yield on guide | 21.6% |
| Gross yield on total project cost | 8.4% |
BRRR Analysis
| Base GDV | £190,000 |
| 75% refinance | £142,500 |
| Estimated total project cost | £127,900 |
| Indicative capital left in | £-14,600 |
Flip Analysis
| Base GDV | £190,000 |
| Estimated total project cost | £127,900 |
| Indicative surplus | £62,100 |
| Important | Surplus excludes SDLT, tax and selling costs and is not net profit. |
Maximum Bid Indicator
| Base GDV | £190,000 |
| Target developer margin | 15% of GDV |
| Works allowance | £70,000 |
| Known buyer admin fee | £2,400 inc VAT |
| Other legal / finance / holding allowance | £5,500 desktop allowance |
| Indicative maximum bid | £83,600 |
| SDLT | Buyer-specific and deliberately excluded; deduct applicable SDLT from the maximum bid. |
Strategy Recommendation
Heavy refurbishment / resale or coastal BTL. The investment case is highly sensitive to the actual condition, legal pack and achieved end value/rent.
Strategy Rating
| Refurbishment / value-add | ★★★★☆ |
| Long-term rental | ★★★☆☆ |
| Flip / resale | ★★★☆☆ |
Key Risks
- Extensive renovation, EPC F and limited seller knowledge
- Auction purchase is legally binding; review the legal pack and all seller charges before bidding.
- Desktop GDV/rent/works assumptions require independent verification.
Analysis Confidence
Medium for source facts; low-to-medium for desktop investment estimates until survey, legal pack, contractor quotes and local agent appraisal are obtained.
Auction Details :
Kivells
Auction Date :
02/09/26
Lot Number :
007
Property Location:
West Looe Hill, Looe, PL13
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