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See how verdicts work4-bedroom detached house · NR16 1LE
For saleReduced £55k (−8.9%) on 25 OctListed 260 days
Opportunity summary
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About
Rich in heritage and character, the Old Trowel & Hammer offers a rare opportunity to own a historic former public house dating back to the late 18th century.
Deeds trace the site to 1783, with the building itself believed to have been constructed around 1830 by local bricklayer James Humphreys.
Formerly a well-known beer house operating from the mid-1830s until its closure in 1955, the property still retains charming architectural nods to its past, including bricks inscribed with family initials and dates such as JH 1876 and HH 1876.
Once a thriving village hub hosting auctions, gatherings, and traditional games, the pub later came under the ownership of regional brewers Steward & Patteson before eventually becoming the distinctive private residence it is today.
Set in the heart of Forncett St Peter, close to the village’s remaining public house, The Jolly Farmers, this impressive home now offers approximately 3,000 sq ft of accommodation including outbuildings and a garage.
Positioned on a generous 0.25-acre plot, the property features a wealth of versatile living space.
The ground floor includes a cosy living room and separate sitting room divided by an inglenook fireplace, a superb 20ft vaulted kitchen, and a 22ft dining room ideal for entertaining.
Upstairs, there are four bedrooms which could potentially be six depending on requirements, currently arranged in a traditional layout where rooms lead from one into another, offering exciting scope for reconfiguration.
With thoughtful redesign, the property could provide: •Two spacious bedrooms with en-suites •A self-contained annexe or holiday let with one bedroom, en-suite, living room and kitchen •A separate guest bedroom with access to the downstairs bathroom •A stunning 34ft vaulted kitchen opening onto a private 50ft rear garden With no forward chain, the Old Trowel & Hammer presents a unique and flexible home with enormous potential, ready for its next chapter.
Reception Room - 3.81m x 2.44m (12'6" x 8'0") Stairway with under stairs cupboard - 2.41m x 2.03m (7'11" x 6'8") Utility Room - 2.26m x 2.16m (7'5" x 7'1") Bathroom - 2.46m x 1.19m (8'1" x 3'11") Inner Hallway - 2.46m x 0.64m (8'1" x 2'1") Sitting Room with inglenook fireplace - 4.67m x 3.81m (15'4" x 12'6") Living Room with inglenook fireplace - 5.97m x 3.81m (19'7" x 12'6") Old Kitchen - 5.44m x 2.16m (17'10" x 7'1") New kitchen with vaulted ceiling - 6.1m x 5m (20'0" x 16'5") Dining Room with patio doors into garden - 6.78m x 4.34m (22'3" x 14'3") Enclosed Garden - 21.34m x 15.24m (70'0" x 50'0") Second Staircase leading to first floor - 1.52m x 1.19m (5'0" x 3'11") Bedroom One - 3.81m x 3.81m (12'6" x 12'6") Study / Bedroom - 2.41m x 2.18m (7'11" x 7'2") Bedroom Two - 3.81m x 2.69m (12'6" x 8'10") Dressing Room - 2.41m x 2.18m (7'11" x 7'2") Bedroom Three - 3.81m x 2.97m (12'6" x 9'9") Bathroom Two - 2.59m x 2.18m (8'6" x 7'2") Bedroom Five - 3.81m x 2.69m (12'6" x 8'10") Study / Bedroom Six - 2.72m x 2.18m (8'11" x 7'2") Outside Plot Size - 42.67m x 21.34m (140'0" x 70'0") Storage Room - 6.32m x 4.34m (20'9" x 14'3") Potting Shed - 5.36m x 4.67m (17'7" x 15'4") Garage / Workshop - 4.78m x 4.06m (15'8" x 13'4") Car Port - 4.67m x 3.4m (15'4" x 11'2") Courtyard - 19.81m x 12.19m (65'0" x 40'0") Parking for 4/6 cars with the potential for additional parking to be made
Value & comps
No previous sales on record.
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Returns
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Archie refurb estimate: a Pro feature
0.0% below starting price
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Deal
Properties like this can earn 2–3x BTL yields when converted to HMO, with retrofit costs around £10k/room. Sign in to see the full tier, yield projection, and cost breakdown.
Commercial properties like this can earn 30-50% higher yields when converted to residential under Class MA / Q / P / PA, with prior approval costing ~GBP 96/unit. Sign in to see the recommended route, yield uplift, and cost breakdown.
BRRR-suited properties can recycle 80-100% of investor capital on refi, leaving a high-yielding rental with most of the money out. Sign in to see the refurb cost stack, ARV projection, and refinance maths.
Detached + large garden = sub-division play. Pro tier unlocks the tier badge, plot size, uplift estimate, and regional land benchmark.
Short-lease flats trade at deep discount, but extending under the 1993 Act often costs far less than the discount. Pro tier unlocks the tier badge, premium breakdown, long-lease ARV and arbitrage maths.
See projected short-stay revenue vs a vanilla BTL for this property.
See real sub-let margins (HMO room rates & SA nightly rates) vs the landlord rent.
Area
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FAQ
About Tabernacle Lane, Forncett St Peter (flexible home with enormous potential). NR16 1LE
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