21A King Street Land to the Side, Newcastle, Staffordshire, ST5 9HQ

Description

OUTLINE PLANNING FOR DETACHED DWELLING FOR SALE BY AUCTION 14th - 15th SEPTEMBER

FOR SALE VIA ONLINE AUCTION ON MONDAY 14th September AT 1PM UNTIL TUESDAY 15th September 11AM.

Current Vacant plot situated in the location of Cross Heath.

AUCTION HOUSE have not visited or inspected the land.
Purchasers are deemed to rely on their own enquiries with regard to any possible development potential for this individual plot in respect of planning and any other consents or rights over the land including adopted highways, public right of ways etc.

Auction House welcomes this freehold land for sale by Auction.

OUTLINE PLANNING APPROVED 25/00365/OUT

200m² total Area APPROX

Architects Drawings of possible proposed Dwelling.
Development within the area has been approved over the last 10 years.

Brilliant Views location for Newcastle town centre, Bet365 and Royal Stoke Hospital.

Investment and development potential.

Tenure: Freehold

Investment Analysis

Investment Snapshot

Guide Price: £12,000+
Desktop Purchase Sensitivity: £12,000–£13,000
Approx. Size: Not established unless confirmed on the individual listing/floorplan
Indicative Works Allowance: Not applicable as a conventional refurbishment allowance
HB Desktop Rent Scenario: Not established for this asset type
Gross Yield at Guide on HB Rent Scenario: Not established
Suggested Strategy: Development / Land Hold
Risk Level: High
Analysis Confidence: Medium-Low pending legal pack and comparable verification

Property & Investment Context

Land For Sale – Newcastle at 21A King Street Land to the Side, Newcastle, Staffordshire, ST5 9HQ is being assessed from an investor perspective rather than simply repeating the auction listing. The published guide is the entry reference only and is not assumed to equal market value or the eventual sale price. Newcastle is the principal local market for this appraisal. The asset type, bedroom count where stated, tenure category and guide level determine whether the opportunity is primarily income-led, refurbishment-led, resale-led or development-led.

Works Required

Site investigation, planning/design, access, services, ground conditions and abnormal-cost appraisal take priority over conventional refurbishment. The provisional allowance of Not applicable as a conventional refurbishment allowance is an HB desktop estimate rather than an auctioneer fact. For residential houses the scope should test kitchen and bathroom condition, electrics, heating, windows, roofing, damp, drainage, plastering, flooring, decoration and external fabric. Apartments need equal focus on lease length, ground rent, service charge, planned major works and block-level fire/building compliance because these can materially change the investment case. A 10–15% works contingency is sensible until condition is verified.

Rental & Market Context

The working HB rent scenario is Not established for this asset type. This is deliberately labelled as an appraisal estimate, not a quoted tenancy and not a substitute for live comparable evidence. On that scenario the gross yield at guide is Not established. Before bidding, rent should be checked against the same bedroom count and property type in the immediate postcode area, then adjusted for condition, parking, outdoor space, building quality, transport and local tenant demand. Where the property is already tenanted, the actual lease/AST, arrears history, deposit protection and rent-review position should override a modelled market rent.

Sold within 5m radius

Recent sold evidence is required to set a defensible GDV and maximum bid. No invented comparables have been inserted. Where a reliable same-street or same-postcode transaction was not established in this pass, GDV remains unconfirmed rather than being calculated as an arbitrary percentage above guide. The evidence hierarchy should be same street first, then sub-1-mile transactions, matched by type, bedrooms, tenure and condition, ideally within the last 12–24 months.

Strategy Recommendation

The preferred initial strategy is Development / Land Hold. For houses, the choice between straight BTL and BRRR depends on whether refurbishment genuinely creates enough end value for a refinance at roughly 75% LTV without leaving excessive cash in the deal. For flats, a lower-capex BTL approach is usually more robust unless lease and service-charge terms are particularly favourable. Land and unusual assets should instead be underwritten to planning status, access, services, abnormal build costs, professional fees and exit value.

Potential BRRR / Exit Position

A full BRRR or flip calculation has not been forced where a reliable GDV is unavailable. Once end value is verified, the test should compare purchase price plus works and acquisition/finance costs against a 75% refinance value, or against net resale proceeds after selling costs. The important investor question is not whether guide plus works is below an assumed GDV, but whether the final capital left in or net profit still meets the required return after SDLT, auction fees, legal fees, finance, holding costs, valuation/broker costs and contingency.

Maximum Bid & Risks

The guide-to-10%-above-guide band of £12,000–£13,000 is shown as bidding sensitivity only, not as a valuation. A defensible maximum bid should be back-solved from verified end value or stabilised income, less all project costs and the investor's required margin. Principal risks include hidden condition, legal-title restrictions, tenure/service-charge exposure where relevant, financeability, overbidding versus local evidence and works-cost inflation. If verification weakens rent or end-value assumptions, the correct response is to reduce the bid rather than stretch the return assumptions.

Recommendation

This lot warrants further due diligence because the auction guide gives a defined entry point, but the investment decision should be controlled by verified local evidence rather than guide price alone. The next priorities are condition, legal pack, tenure obligations, realistic works, live rental evidence and recent sold comparables. The deal is strongest where purchase remains close to guide and the property can be stabilised without major hidden capital expenditure.