Cross House, Clearwell – Investment Opportunity

Overview

Cross House is a substantial six-bedroom Grade II listed property located in the historic village of Clearwell near Coleford. The property requires a full renovation and presents a strong value-add opportunity for investors looking to deliver a high-end refurbishment in a desirable residential location.

The building offers significant internal space, a large garden, and character features typical of historic period homes. Due diligence has already been completed on the refurbishment scope, and a fixed builder’s quotation is in place, providing clarity on renovation costs and reducing execution risk for investors.

The proposed strategy is a full refurbishment and resale (flip), targeting strong demand for large family homes in the area.

Location

Cross House sits in the centre of the picturesque village of Clearwell within the Forest of Dean. The area is known for its historic charm, countryside setting, and strong appeal to families and lifestyle buyers.

The property benefits from convenient access to local amenities and schools, including:

• Clearwell Church of England Primary School – approximately 0.3 miles

• St John’s C of E Academy, Ellwood Primary School and Coalway Junior School – within 1.5 miles

• Lydney Railway Station – approximately 5.5 miles

The property also benefits from a large private garden, enhancing its appeal to family buyers. Although there is currently no allocated parking, discussions have taken place with the neighbouring memorial hall to purchase or lease a parking space, which has been factored into the project costs.

Renovation Due Diligence

The property requires a comprehensive refurbishment to unlock its full market value.

Key points:

• Full renovation required

• Property is Grade II listed, meaning the front façade must be preserved

• Detailed refurbishment scope assessed

• Fixed builder’s quotation secured

• Professional cost estimates included within the investment model

This work will transform the property into a high-quality six-bedroom home suitable for the local resale market.

Investment Numbers

Purchase & Costs

• Purchase Price: £290,000

• Refurbishment Budget: £185,000

• Stamp Duty: £14,500

• Parking Provision: £10,000

• Legal Fees: £2,000

• Survey: £500

• Source Fee: £6,000

Total Cash Required

• £508,000

Projected Outcome

• Gross Development Value (GDV): £650,000

• Projected Profit: £142,000

• Return on Investment: 21.85%

• Exit Strategy: Refurbishment and Sale (Flip) Cross House - Clearwell Source …

Comparable Sales

Comparable properties in the local area indicate strong resale demand and support the projected valuation.

Recent sales used to support the GDV include:

• The Old Post Office – £350,000 - https://www.rightmove.co.uk/properties/150374897#/?channel=RES_BUY

• Dingle Rise, High Street – £335,000 - https://www.rightmove.co.uk/properties/134342459#/?channel=RES_BUY

• The Rockery, High Street – £425,000 - https://www.rightmove.co.uk/properties/144395267#/?channel=RES_BUY

• 1 Church Cottage – £425,000 - https://www.rightmove.co.uk/house-prices/details/9129cc6d-bce1-43ec-b3fd-b7d6e8e543ee

These comparables produce an average value of approximately £3,788 per m², supporting the valuation assumptions used in the project analysis.

Executive Summary

Cross House represents a compelling value-add refurbishment opportunity in a desirable village location within the Forest of Dean.

Key highlights include:

• Large six-bedroom period property

• Strong resale demand for renovated family homes in the area

• Fixed refurbishment pricing already secured

• Clear refurbish-and-flip strategy

• Projected £142,000 profit

• Target 21.85% return on investment

With due diligence already completed and refurbishment costs established, this project offers investors a structured and de-risked opportunity to participate in a high-margin property renovation project.