RICS Level 3 Building Survey TR21

The Isles of Scilly presents unique building challenges that our surveyors are familiar with. Properties here face exposure to Atlantic weather systems, with salt-laden winds potentially accelerating wear on external finishes. Many buildings are constructed from local granite, often rendered or limewashed, while roofing typically features slate. Understanding how these traditional materials perform in the island climate is essential when assessing a property's condition. Our inspectors have seen firsthand how salt corrosion affects window frames and external joinery on properties near the coast, particularly those on Porthcressa Beach and the harbour front.

Hugh Town on St Mary's is a designated Conservation Area, and much of the islands fall within an Area of Outstanding Natural Beauty. This means many properties may have historic listing status or be subject to specific planning constraints. Our Level 3 survey identifies any conservation considerations that could affect your renovation plans or maintenance obligations, ensuring you understand the full picture before completing your purchase. We check specifically for any Grade II listed status that might affect permitted development rights or require listed building consent for alterations.

The geology of the Isles of Scilly is primarily Hercynian granite, part of the Cornubian batholith. This generally indicates low shrink-swell clay risk, but our surveyors still check for any movement or subsidence issues that might affect properties, particularly those built on the varied terrain of the islands. Coastal flood risk is a genuine consideration for properties near the shoreline, and our reports include assessment of any flood vulnerability. Properties in low-lying areas near the beach at Porthcressa or along the harbour require particular attention to drainage and sea defence considerations.

• Granite construction challenges
• Coastal exposure and salt damage
• Conservation area restrictions
• Flood risk assessment
• Traditional building methods
• Modern retrofit issues

The Isles of Scilly property market operates differently from mainland UK. With only around 52 properties selling in St Mary's over the last 12 months, opportunities are limited and competition can be fierce. Average prices in TR21 show significant variation, from flats around £220,000 to detached properties reaching nearly £800,000. Understanding exactly what you are buying is crucial in such a specialised market. Recent sales like the flat at Midships Flat, Penlee House selling for £240,000 and detached properties on Mcfarland's Down reaching £795,000 illustrate this range.

Tourism drives the local economy, and this influences the housing market significantly. Many properties may be used as holiday lets or second homes, which can affect insurance requirements and mortgage availability. Our surveyors are familiar with these island-specific factors and can highlight any issues that might affect your intended use of the property, whether as a permanent residence, holiday home, or investment property. We can advise on the specific insurance considerations that apply to holiday let properties in the islands.

The limited new build activity on the islands means most available properties are existing buildings, some of considerable age. Planning restrictions due to the AONB designation and conservation status can limit what modifications are possible. A thorough Level 3 survey identifies any existing problems and helps you understand the maintenance commitments that come with owning a historic island property. Our report will flag any potential issues with planning consent or listed building status that might affect your plans for the property.

• Limited housing stock
• Second-home considerations
• Holiday let potential
• Insurance requirements
• Planning restrictions
• Maintenance commitments