25 Spencer Close, Stansted, Essex, CM24 8AN

Description

A Development Site Measuring Approximately 150 sq m (1,646 sq ft) Comprising a Vacant Single Storey Lock Up Garage. The property comprises a development site measuring approximately 150 sq m (1,646 sq ft) comprising a single storey lock up garage.

Location

The site is situated on a residential road close to local shops and amenities. The open spaces of The Recreation Ground are within easy reach. Transport links are provided by Stanstead Mountfitchet rail station.

Tenure / Property Information

Investment Analysis

The property is a vacant freehold land/development site of approximately 150 sq m comprising a single-storey lock-up garage. Nearby completed sales are residential houses at £333,000–£415,000, but they do not establish the value or GDV of this site because no proposed dwelling, planning consent, accommodation schedule or scheme is supplied. A supported GDV, rent, works budget or maximum bid cannot therefore be established.

Investment Snapshot

Strategy Recommendation

Treat as a planning-led land opportunity only. Do not bid on residential GDV assumptions without satisfactory legal-pack review, planning advice and confirmation of deliverable development potential.

Works Required

Planning and legal due diligence should be completed before purchase, including confirming development potential, access, services, title and any planning constraints. Any subsequent construction, conversion or clearance works cannot be specified from the supplied evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR is not currently supportable. There is no evidence of planning consent, a completed dwelling, refurbishment costs, achievable rent or refinance value. The known guide plus stated administration charge is £61,800 before any disbursements or other purchaser costs.

Buy-to-Let Analysis

BTL cannot be assessed because the asset is described as vacant land with a lock-up garage, no passing rent or supported garage rent is provided, and the available £1,550 pcm evidence relates to a two-bedroom terraced house. The £260 pcm office listing is not directly applicable.

Flip Analysis

A flip appraisal cannot be established. The residential comparables indicate local house sales of £333,000–£415,000, but no evidence establishes that this site can lawfully produce a dwelling or what its completed specification, costs and selling allowance would be. Estimated flip surplus is therefore unavailable.

Investor Risks & Due Diligence

• Development potential and planning permission are not supplied.

• Residential house comparables may not be applicable to the vacant garage site.

• Legal-pack disbursements and other charges may be payable in addition to the purchase price and £1,800 administration charge.

• The final purchase price is uncertain because the guide is £60,000+.

• No supported rental income or refinance valuation is available.

Recommendation

Treat as a planning-led land opportunity only. Do not bid on residential GDV assumptions without satisfactory legal-pack review, planning advice and confirmation of deliverable development potential.

Strategy Rating

Analysis Confidence

The evidence confirms location, tenure, vacancy, site area, guide and nearby residential sales, but provides no planning position, proposed scheme, services information, valuation, works budget, rent or selling-cost allowance.