What to Look for When Buying a Cotswolds Restoration Project

Taking on a restoration project in the Cotswolds is a labour of love. It’s a chance to revive a piece of history and create a truly unique country home.

Of course, restoring an old property comes with its own set of challenges. Knowing what to look out for, and where to spend your money can spell the difference between an endless money pit and a genuinely rewarding investment.

Here’s a simple guide for what to look for and how to get the most value when buying a Cotswolds restoration project.

Phase 1: The Essential Due Diligence

Before getting swept away by a property’s character, it’s essential to check the basics that will affect your budget and what’s actually possible.

1. Master the Listing Status: Grade II is Key

In the Cotswolds, a significant number of period properties are Listed Buildings (Grade I, II*, or II). This is the single most important factor determining your budget and design freedom.

• Know the Rules: For a Grade II Listed Building, virtually any alteration, internal or external, that affects its character, from moving a wall to replacing windows, requires Listed Building Consent (LBC).

• The LBC Reality: Obtaining consent takes time, requires specific materials (such as lime mortar and traditional timber), and often necessitates the services of specialist tradespeople. Don’t bank on being able to knock through for an open-plan kitchen or put in modern double glazing without proper permission.

• Maximise Value: Focus on a house with an existing floor plan that largely works, or one that has a non-listed outbuilding (like a modern barn or garage) that offers less restrictive development potential.

2. Inspect the Stone Fabric & Roof

Cotswold stone is gorgeous, but it needs care. Its condition gives you a good idea of future maintenance costs.

• Repointing: Check the mortar between the stones. If it has been repointed with modern, cement-based mortar (a common mistake from the 20th century), it will trap moisture and cause the stone to decay. Complete lime-mortar repointing is a large, non-negotiable expense for proper conservation.

• The Roof: Watch for dips or sags in the roofline. Cotswold stone slate roofs are heavy and need expert attention if repairs or replacements are needed. A solid roof can save you a lot down the line.

• Damp and Structure: Demand a specialist building survey, not just a standard valuation. Older stone properties are meant to breathe. Check for signs of rising damp and any major structural movement (cracks wider than a coin) that could signal subsidence.

3. Review the Services and Access

That dreamy, remote cottage can lose its charm fast if the essentials aren’t up to scratch.

• Electrics and Plumbing: Is the wiring knob-and-tube or does it have an ancient fuse box? A full rewire and replumbing are disruptive and costly, but essential for safety and insurance purposes. Factor it into your budget before any cosmetic work.

• Access: Can large delivery trucks and heavy machinery easily access the site? Restricted access on narrow village lanes or long driveways significantly inflates the builder's quote.

Phase 2: Adding Value Through Smart Renovation

The aim is to bring out the property’s character while still incorporating the touches that today’s buyers want. Avoid spending on updates that clash with what makes the house special.

The Kitchen-Living Heart:
Buyers expect a high-end, open-plan kitchen/diner. If LBC allows, creating a beautifully designed, light-filled space that respects the original house's scale is the single biggest value booster.

Enhance Natural Light:
Old houses can be dark. Introducing discreet rooflights, restoring original window sizes, or adding a contemporary, fully glazed extension (designed to be subservient to the main house) will significantly improve liveability and appeal.

Energy Efficiency:
Modern buyers demand warmth. Focus on "breathable" insulation (like wood fibre or sheep's wool) on the inside, fully draught-proofing original windows and doors, and installing a modern, efficient heating system. An improved EPC rating adds concrete value.

Restore Period Features:
Do not rip out original features. Instead, expose and restore them: original fireplaces, timber beams, flagstone floors, and staircases. These are the elements that justify the Cotswolds' premium.

Create a ‘Master Suite’:
A luxurious master bedroom with an attached, stylish en-suite bathroom and an integrated dressing area is a must-have for the luxury market and a proven value driver.


The Golden Rule: Budget for the Unknown

As a general rule, always set aside 25–30% more in your budget for unexpected expenses. Unexpected problems, the need for specialist trades, and the slow pace of getting permissions mean you’ll almost always spend and wait more than you planned.

Restoring a home in the Cotswolds is a truly rewarding journey, and the end result is well worth it. Go in with good advice, a realistic budget, and genuine respect for the building’s heritage, and you’ll get the best from your project.

Contact us for more information on how we can assist you with your property search, acquisition, and relocation.