RICS Level 3 Building Survey TR21

We are used to the building challenges that the Isles of Scilly throws at properties here. Atlantic weather systems, along with salt-laden winds, can wear down external finishes faster than inland conditions. A lot of the buildings are made from local granite, often rendered or limewashed, with slate usually used on the roofs. Knowing how those traditional materials behave in the island climate matters when we look at a property’s condition. Our inspectors have seen salt corrosion on window frames and external joinery first-hand, especially on homes near the coast, including those on Porthcressa Beach and the harbour front.

Hugh Town on St Mary's is a designated Conservation Area, and much of the islands sit within an Area of Outstanding Natural Beauty. As a result, a number of properties may carry historic listing status or sit under planning restrictions. Our Level 3 survey picks out any conservation points that could shape renovation plans or maintenance duties, so you see the full picture before you complete the purchase. We check specifically for any Grade II listed status that might affect permitted development rights or mean listed building consent is needed for alterations.

Geologically, the Isles of Scilly are mainly Hercynian granite, part of the Cornubian batholith. That usually means a low shrink-swell clay risk, but our surveyors still look for movement or subsidence issues that could affect properties, particularly those set on the islands’ varied terrain. Flood risk from the coast is also a real factor for homes near the shoreline, and our reports assess any flood vulnerability. Low-lying properties close to the beach at Porthcressa or along the harbour need extra attention to drainage and sea defence matters.

• 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 works 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 vary quite a bit, from flats around £220,000 to detached properties reaching nearly £800,000. In a specialist market like this, knowing exactly what you are buying matters. Recent sales such as the flat at Midships Flat, Penlee House selling for £240,000 and detached properties on Mcfarland's Down reaching £795,000 show just how wide the range is.

Tourism drives the local economy, and that has a strong effect on the housing market. Many properties are used as holiday lets or second homes, which can change insurance requirements and mortgage availability. Our surveyors know these island-specific pressures and can point out anything that might affect how you plan to use the property, whether as a permanent residence, holiday home, or investment property. We can also advise on the insurance points that apply to holiday let properties in the islands.

New build activity on the islands is limited, so most available properties are existing buildings, some of them very old. Planning restrictions linked to the AONB designation and conservation status can limit what changes are possible. A thorough Level 3 survey picks up 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 could affect your plans for the property.

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