Houlsyke Cottages, Carlton Miniott, Thirsk

This two-bedroom village cottage has a useful starting point: the visible brickwork and roof appear broadly intact, the main bedroom has fitted storage, and the south-facing living room has a decorative fireplace. The kitchen has been cleared back to a small sink base and worktop, while the living-room flooring is heavily worn and other finishes are dated, giving a buyer scope for a medium, tailored update. The enclosed courtyard and substantial outbuilding add appeal, although the outbuilding’s condition and suitability for adaptation need checking.

At £159,950, the asking price is broadly in line with the local average at £285 per sq ft versus £286. The concern is the project economics: adding a mid-to-substantial programme of works to the purchase price leaves the overall spend stretched against local benchmarks for this floor area. That comparison is with current local values, not a forecast of the value after renovation.