Bodelva, Par, PL24
South West
£525,000
Listed on 19/09/2026
Listed on 19/09/2026
The listing
Property details
Bedrooms
4Type
Farm HouseArea
1637 sqftFeatures
- Garage
- Garden
- Parking
Description
This four-bedroom detached stone farmhouse is set in a rural position near Par, with countryside views and a substantial range of accommodation and outbuildings. The ground floor includes three reception rooms, a farmhouse kitchen/breakfast room, conservatory, utility room and shower room. The kitchen has a Rayburn solid-fuel cooker which, according to the listing, supplies the radiators and hot water. Upstairs are four bedrooms and a family bathroom; the principal bedroom currently contains some kitchen fittings, which the listing says can be removed.
Outside, the property has lawned gardens, parking, a double garage, an open garage or car port and several stores and outbuildings, including greenhouses and a garden shed. The listing describes scope for improvement, with the existing layout and ancillary buildings offering a range of possible uses. Any changes or alternative uses would need to be assessed for feasibility and relevant permissions.
WHOTS analysis
Our WHOTS verdict
An internal assessment of the opportunity to acquire, improve and create value.
34out of 100
Grade ELow opportunity
Confidence: MEDIUM
This stone farmhouse offers a substantial country-home project, with character features, three reception rooms and a generous kitchen/breakfast room opening towards the conservatory and gardens. The large lawn, established boundaries, parking and outbuildings add useful scope, while the main house exterior and visible slate roof appear broadly intact. Inside, the photographed rooms are markedly dated, with staining and discolouration in several areas, so the opportunity is to reshape and renew the interiors rather than make a cosmetic update.
The asking price is £525,000, around £321 per sq ft against a local average of £277. At that level, the purchase price combined with a mid-to-substantial works programme looks stretched against local benchmarks for a home of this floor area; that comparison is with current local averages, not a forecast of post-renovation value. The project has strong space and setting, but the price and renovation economics make this a low-scoring opportunity overall.
Key opportunities
- Rework the generous farmhouse kitchen/breakfast room and adjoining conservatory into a more cohesive everyday living and entertaining space.
- Refresh the characterful reception rooms and bedrooms while retaining features such as the natural slate fireplace.
- Make use of the extensive lawn, established garden boundaries, parking and outbuildings, subject to checking their condition and practical uses.
Key risks
- Markedly dated interiors and staining or discolouration across several areas point to a substantial, multi-room programme; allow for a longer and more involved job than a cosmetic refresh.
- At the asking level, the purchase and likely scale of the works leave the project stretched against local value benchmarks for this floor area.
- Headroom after works looks limited with the asking price plus a meaningful modernisation spend, about 25% ahead of typical local benchmarks for this size, so margin after refurbishment is unproven.
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Transport
Nearest stations
Luxulyan Rail Station
1.7 miles
Train · Luxulyan
Par Rail Station
1.8 miles
Train · Par
St Austell Rail Station
2.8 miles
Train · St Austell
Bugle Rail Station
3.2 miles
Train · Bugle
Contains public sector information from NaPTAN (DfT) licensed under the Open Government Licence v3.0.
Finance
Mortgage calculator
Illustrative repayments based on the asking price, not a mortgage offer.
£
£
£
%
%
years
Current average 2-year fixed rate is 5.13%
Current average variable rate is 6.58%
Monthly Repayments
£2,145
Based on a loan of £393,750 over 30 years at 5.13% interest
These results are estimates and are only intended as a guide. Make sure you obtain accurate figures from your lender before committing to any mortgage. Your home may be repossessed if you do not keep up repayments on a mortgage.
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