Willows Farm, The Street, All Saints South Elmham, Halesworth, Suffolk, IP19 0PA

Description

Willows Farm comprises a contemporary barn conversion known as 'The Dome', together with a range of farm buildings including a stable building, workshop, Dutch barn and former grain store. The buildings may be suitable for a number of alternative uses, subject to planning. The residential property was converted from a former agricultural building to a dwelling following consent under the General Permitted Development Order in 2017. The property includes gardens and a grassed area that could be used as a grazing paddock. A neighbouring property benefits from a right of way over Willows Farm.

Accommodation

The Dome provides extensive accommodation over two floors. The main part of the house includes an open-plan kitchen, living and dining area, three bathrooms and four bedrooms. The annexe includes an additional kitchen, shower room, sitting room and bedroom. The property was designed to incorporate an annexe on the ground floor and could be remodelled to create one larger dwelling.

Location

Located within the village of All Saints South Elmham, on the edge of the Common. Halesworth and Bungay are each approximately 5 miles away. Southwold is approximately 13 miles to the east and Norwich approximately 23 miles to the north. Halesworth has a train station with services to London Liverpool Street via Ipswich.

Tenure / Property Information

Investment Analysis

The evidence includes a completed sale for The Willows Farm, the same address, at £775,000 in October 2019, and Mill Farm in the same postcode at £795,000 in January 2024. These support an unadjusted evidence range of £775,000–£795,000, with a midpoint base scenario of £785,000. No condition, specification or market-time adjustment evidence is supplied, so this is indicative only and not a formal valuation.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the legal pack, title, planning history, rights of way, building condition and the planning position for any alternative uses. The evidence supports potential owner-occupier or value-add flexibility, but not a reliable rental or flip underwriting case.

Works Required

No specific defects or required works are evidenced. Potential remodelling of the annexe into one larger dwelling is described, subject to the purchaser's requirements and any necessary consents. Alternative uses of the farm buildings are subject to planning.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the guide midpoint of £337,500 plus the known £1,500 administration charge, and excluding unknown taxes, legal, finance and works costs, the illustrative base cost is £339,000. A 75% refinance of the £785,000 base GDV is £588,750, implying £249,750 of capital theoretically released before those excluded costs. Actual refinanceability is unverified and depends on valuation, lender criteria, condition, planning and legal matters.

Buy-to-Let Analysis

BTL cannot be underwritten because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The annexe and farm buildings may offer occupational flexibility, but no rent, planning or operating-cost assumptions should be inferred.

Flip Analysis

The completed-sale evidence indicates an unadjusted base GDV of £785,000. Against the illustrative £339,000 purchase-plus-known-charge total, the gross spread before works, selling costs, taxes, finance and other completion costs is £446,000. A reliable flip surplus cannot be calculated because works and selling-cost allowances are unsupported.

Investor Risks & Due Diligence

• The same-address sale is from 2019 and no market-time adjustment evidence is supplied.

• No condition information or refurbishment budget is available for the dwelling, annexe or farm buildings.

• Alternative uses of the farm buildings are subject to planning and are not assured.

• A neighbouring property benefits from a right of way over Willows Farm.

• Tenure, occupancy, lease and several property particulars are not supplied.

• Buyer premium and other completion fees are not supplied; the illustrative cost includes only the stated £1,500 administration charge.

• No sufficiently specific rental evidence is available.

• The indicative refinance calculation excludes taxes, legal costs, finance costs, works and lender valuation risk.

Recommendation

Proceed only after reviewing the legal pack, title, planning history, rights of way, building condition and the planning position for any alternative uses. The evidence supports potential owner-occupier or value-add flexibility, but not a reliable rental or flip underwriting case.

Strategy Rating

Analysis Confidence

There are two relevant completed-sale indicators, including one at the same address, but there is no rental evidence, condition survey, tenure information, EPC, detailed costs, selling-cost allowance or confirmation of planning and legal details.