12-14 Frederick Street, Luton, Bedfordshire, LU2 7QW

Description

A Vacant Development Site Arranged to Provide Multiple Commercial Buildings. Offered With Planning Permission to Convert into Five Houses (3 x Two Bedroom and 2 x Three Bedroom). Plans have also been drawn up for a Seventeen Bedroom HMO.

Accommodation

Development site arranged to provide multiple commercial buildings. Planning permission for five self-contained units, comprising 3 x two-bedroom and 2 x three-bedroom houses. Plans have also been drawn up for a seventeen-bedroom HMO.

Location

The property is situated on a residential road close to local shops and amenities. The open spaces of Peoples Park are within easy reach. Transport links are provided by Luton rail station.

Tenure / Property Information

Investment Analysis

The evidence supports a vacant freehold commercial development site with planning permission for five houses: three two-bedroom and two three-bedroom units. Sold comparables on Frederick Street range from £250,000 to £305,000 for terraced houses, while the £750,000 sale is recorded only as “Other” and is not sufficiently specific for direct GDV analysis. No unit sizes, condition, build cost, completed-unit comparables or valuation evidence are supplied, so GDV cannot be reliably estimated.

Investment Snapshot

Strategy Recommendation

Do not bid on the supplied evidence alone. Obtain and review the planning consent, legal pack, measured plans, building surveys, full conversion/build costings, services information and independent GDV and rental appraisals before considering the scheme.

Works Required

Implement the permitted conversion of the existing commercial buildings into five self-contained houses, comprising three two-bedroom and two three-bedroom units. Construction scope, condition, specifications and costs are not supplied. A seventeen-bedroom HMO is referenced only as having drawn-up plans, not as confirmed planning permission.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR analysis cannot be quantified. GDV, construction costs, finance costs, completed rents and refinance terms are unsupported. The guide is £520,000+ and the known administration charge is £1,800 including VAT; further disbursements and special-condition costs may apply.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental comparables or auctioneer rent estimate are provided. The proposed five-house configuration and alternative HMO concept require separate rent, operating-cost and compliance assessments.

Flip Analysis

A flip appraisal cannot be completed because the evidence does not establish completed GDV, construction costs, professional costs, finance costs or selling costs. The Frederick Street sold comparables are mainly individual terraced houses and are not sufficient to value the five-unit scheme.

Investor Risks & Due Diligence

• No supported GDV or completed-unit valuation for the proposed five houses.

• No refurbishment or construction cost estimate is supplied.

• No sufficiently specific rental evidence or passing income is available.

• The seventeen-bedroom HMO is described as having drawn-up plans, but confirmed planning permission is not stated.

• Buyer disbursements and other special-condition charges are unknown and may be payable.

• The guide price is £520,000+ and may not represent the eventual purchase price.

Recommendation

Do not bid on the supplied evidence alone. Obtain and review the planning consent, legal pack, measured plans, building surveys, full conversion/build costings, services information and independent GDV and rental appraisals before considering the scheme.

Strategy Rating

Analysis Confidence

Planning concept, tenure, vacancy, guide price and limited street comparables are supplied, but there is no reliable GDV, rent, condition, construction-cost, unit-size or full-cost evidence.