Wyken Farm, Rattlerow, King's Lynn, Norfolk, PE32 2PY

Description

This unique property offers generous accommodation of more than 2,000 square feet and stands on a stunning plot of approximately 7 acres (STMS). The ground floor accommodation comprises sitting room, dining/garden room, study, kitchen/breakfast room, utility room, cloakroom and conservatory. To the first floor there are two double bedrooms, one with an en-suite and a bathroom. Externally there are three outbuildings and a greenhouse. The outbuildings do require some refurbishment. Mileham is situated between Dereham, Swaffham and Fakenham, with access to local amenities. It is a small village comprising modern and period houses, a Post Office/Store, Church and village hall.

Accommodation

Ground Floor: Entrance conservatory, kitchen/breakfast room, utility, scullery, sitting room, dining room, bedroom three with en-suite shower room, study. First Floor: Landing, bedroom one with en-suite, bedroom two, family bathroom. Exterior: The house sits centrally and offers plenty of parking and a front garden. To the rear, the garden is mainly laid to lawn, with a large paved patio area. There is a double garage, a further three outbuildings and wood store. Adjoining paddock with two wind turbines, one owned by the adjoining property.

Location

Semi-rural position in the village of Mileham, between Dereham, Swaffham and Fakenham.

Tenure / Property Information

Investment Analysis

The £450,000 guide is the only pricing evidence supplied. No HM Land Registry comparables or other market evidence are available, so GDV, market value range and a supported maximum bid cannot be established. The property is described as a detached three/four-bedroom cottage of more than 2,000 sq ft on approximately 7 acres STMS, with outbuildings requiring some refurbishment and an EPC rating of F.

Investment Snapshot

Strategy Recommendation

Do not set an investment bid from the supplied evidence. Obtain the legal pack, inspect the house and outbuildings, verify the approximately 7-acre extent and wind-turbine arrangements, and commission local valuation and rental evidence before considering purchase.

Works Required

Refurbishment of the three outbuildings is specifically identified as required. The EPC F rating should be investigated and any improvement works assessed after inspection. No further works or costs are assumed without supporting evidence.

Rental & Market Context

Potential BRRR Position

BRRR analysis cannot be established because refurbishment costs, GDV and achievable rent are unsupported. The known £1,800 inclusive-of-VAT contract documentation fee would need to be included in a full appraisal, alongside any applicable seller fees and finance costs.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental comparables or auctioneer rent estimate have been supplied. Gross yield, operating return and affordability are therefore unsupported.

Flip Analysis

A flip appraisal cannot be supported because there are no completed-sale comparables, GDV evidence, refurbishment budget or selling-cost allowance. The guide price alone is insufficient to calculate a resale surplus.

Investor Risks & Due Diligence

• No completed-sale comparables are supplied, so market value and GDV are unverified.

• No sufficiently specific rental evidence or auctioneer rent estimate is supplied, preventing yield analysis.

• The outbuildings are stated to require some refurbishment, but no scope or cost is provided.

• The property has an EPC rating of F; improvement requirements and costs are not established.

• The approximately 7-acre plot is stated to be STMS and requires title and boundary verification.

• The paddock contains two wind turbines, with one owned by the adjoining property; legal, operational and financial arrangements are not supplied.

• The £1,800 inclusive-of-VAT contract documentation fee applies, and additional seller fees may be payable under the special conditions.

Recommendation

Do not set an investment bid from the supplied evidence. Obtain the legal pack, inspect the house and outbuildings, verify the approximately 7-acre extent and wind-turbine arrangements, and commission local valuation and rental evidence before considering purchase.

Strategy Rating

Analysis Confidence

The description and guide price are available, but there are no sold comparables, rental evidence, refurbishment quotations, GDV assessment or complete fee schedule. Occupancy and heating information are also not supplied.