Hoopers Bridge, Bodmin PL30
South West
£550,000
Listed on 23/09/2026
Listed on 23/09/2026
The listing
Property details
Bedrooms
4Type
DetachedArea
1539 sqftFeatures
- Garage
- Garden
- Parking
Description
This four-bedroom detached farmhouse is set within approximately 3.04 acres in a rural setting near Bodmin. The house is described as requiring complete renovation, with ground-floor reception rooms, four first-floor bedrooms, a kitchen, bathroom and separate shower room. Original features include exposed beams and fireplaces, and the layout may offer scope for alteration, subject to investigation.
The property is approached by a concrete driveway with parking for several vehicles. The grounds include a rear garden, two substantial timber-framed barns and a block-built garage or workshop. The outbuildings are described as having possible alternative uses or conversion potential, subject to the necessary planning permissions; feasibility would need to be checked. Mains electricity, water and drainage are stated, with the Rayburn oil supply untested.
WHOTS analysis
Our WHOTS verdict
An internal assessment of the opportunity to acquire, improve and create value.
39out of 100
Grade ELow opportunity
Confidence: MEDIUM
This is a substantial farmhouse with generous rooms, original character and around three acres of grounds, plus two large barns and a garage. The worn interiors, tired flooring, marked surfaces and weathered elevations make it a heavy, whole-house project, with scope to reshape the layout and create a bespoke home while retaining features such as the beams and fireplaces. The land and outbuildings add to the appeal, though any alternative use would need feasibility and permissions checked.
The price is the main constraint: at £550,000, the asking price is already above the local £/sqf average. With a mid-to-substantial works programme, the purchase and improvement costs look stretched against local benchmarks for a house of this floor area; that is a comparison with current local values, not a forecast of the renovated home’s value.
Key opportunities
- Rework the generous reception spaces into a layout suited to modern family life while making the most of the farmhouse’s beams, fireplaces and character.
- Transform the tired interior and dated kitchen as part of a coherent whole-house scheme, rather than making piecemeal cosmetic changes.
- Make use of the extensive grounds, garage and two large barns for storage or workshop purposes; investigate permissions and feasibility before pursuing alternative uses.
Key risks
- A heavy full-house programme across worn interiors and tired finishes will require careful sequencing and sustained time and budget, not a cosmetic refresh.
- The asking price is already above the local £/sqf average, so the purchase plus substantial works looks stretched against local benchmarks for this floor area.
- Visible weathering and staining to the house elevations, and the condition of the barns’ cladding and corrugated roofs, warrant closer inspection.
- All-in costs look stretched after allowing for the asking price and a non-cosmetic works programme — roughly 20% above what comparable floor area achieves locally in current condition — current-condition benchmarks only, not after-works GDV.
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Transport
Nearest stations
Roche Rail Station
4.0 miles
Train · Roche
Bugle Rail Station
4.1 miles
Train · Bugle
Bodmin Parkway Rail Station
4.5 miles
Train · Bodmin
Luxulyan Rail Station
4.6 miles
Train · Luxulyan
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
£2,247
Based on a loan of £412,500 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.
Tax
Stamp duty calculator
Indicative tax based on the asking price and the options you select.
Pricing
Price history
-4.3% since listed
£550,000£25,000(-4.3%)
27/10/2026£575,000Initial listing
29/09/2026Services
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