Boulston, Haverfordwest, SA62
Wales
£190,000
Listed on 16/10/2026
Listed on 16/10/2026
The listing
Property details
Bedrooms
N/AType
BarnFeatures
- Garden
- Parking
Description
Barns 7 and 8 at Home Farm, Boulston, are offered together as a two-property development package near Haverfordwest. The approved scheme provides a two-bedroom home and a three-bedroom home, both with open-plan kitchen and dining areas, lounges and family bathrooms. The larger unit also includes an en-suite shower room, while the smaller has a study. The listing states that both have full residential consent, with Barn 7 also approved for long-term letting or holiday use and Barn 8 for permanent occupation or resale.
The barns form part of a historic stone steading behind Boulston Manor, in a rural setting near the Western Cleddau and woodland walks. The proposed homes have separate rear garden areas and off-road parking, with a shared courtyard and private parking included in the package. The listing says work has commenced to keep the planning permission extant. A private drainage system is partly installed, while mains electricity and water are available nearby subject to connection arrangements. The approved scheme may be used as described, with any amendments subject to the necessary consents.
WHOTS analysis
Our WHOTS verdict
An internal assessment of the opportunity to acquire, improve and create value.
35out of 100
Grade ELow opportunity
Confidence: LOW
This is a substantial two-barn conversion project rather than a straightforward house renovation. The listing describes full residential consent for two homes—a two-bedroom barn and a larger three-bedroom home—in a rural setting near Haverfordwest, with woodland and countryside nearby. That gives the project a clear end goal and scope to create two distinct properties, but the barns look derelict, with extensive overgrowth and visibly deteriorated roof coverings, including apparent openings or missing sections.
The score is 35/100 (E, Low Opportunity), reflecting the limited information available to judge the overall investment. Floor area is missing, so value versus local £/sqf cannot yet be assessed; renovation economics are also not established. The consent and two-unit scheme are meaningful positives, but the roof condition and scale of converting both barns make this a major build project. Verify the current consent and remaining work before proceeding.
Key opportunities
- Convert the two stone barns into the consented mix of a two-bedroom home and a larger three-bedroom home, creating two distinct residential units.
- Shape the interiors around the approved schemes, including open-plan kitchen/dining areas and a study in the smaller unit.
- Improve the overgrown surroundings into the private garden areas described in the proposed scheme, making the most of the woodland setting.
Key risks
- The derelict barns, extensive overgrowth and visibly deteriorated roof coverings with apparent openings make this a full conversion programme; budget and programme should be assessed as a major build, not a cosmetic refresh.
- Roof coverings show significant visible deterioration and apparent missing sections, so the extent of repair or replacement needs checking.
- Floor area is missing, so value versus local £/sqf cannot be judged; renovation economics are also insufficiently documented.
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£718
Based on a loan of £142,500 over 30 years at 4.45% interest
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