Barn @, North End Creech St. Michael, Taunton, TA3 5EB

Description

A freehold agricultural building occupying a plot of 0.18 acres with vehicular access from North End Road. Planning has been granted to demolish the existing building and erect a freehold 3 bedroom detached house of 1,130 sq ft with parking and garden.

Accommodation

Proposed schedule: Ground Floor – Entrance Hall, Reception Room, Kitchen, Bedroom 2, Bedroom 3, Shower Room. First Floor – Bedroom 1, En Suite, Dressing Room. Outside – Garden, Garage, Parking.

Location

The plot lies within the village of Creech St Michael, about four miles from Taunton. The village has a convenience store, public house, vets, primary school and medical centre. The area has access to the M5 and local walking and riding opportunities.

Tenure / Property Information

Investment Analysis

The evidence confirms planning for a 1,130 sq ft, three-bedroom detached house, but does not provide sufficiently specific completed-sale comparables for that exact proposed dwelling. The supplied local sales range from £190,000 to £530,000, covering different property types, sizes, dates and specifications, so a reliable GDV range cannot be established without making unsupported adjustments. The £75,000 guide is not evidence of value or total project cost.

Investment Snapshot

Strategy Recommendation

Consider only as a planning-led development opportunity, subject to verifying the planning consent, obtaining a detailed construction budget and securing a robust valuation. Do not rely on the supplied evidence for a firm bid or BTL appraisal.

Works Required

Demolish the existing agricultural building and construct the planning-approved 1,130 sq ft three-bedroom detached house, including the stated internal accommodation, garage, parking and garden. Construction, professional, statutory and utility costs are not supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR strategy cannot be reliably underwritten from the supplied evidence. The purchase guide is £75,000, with a known buyer premium of £1,800 including VAT, but construction costs, professional costs, finance costs, GDV and rent are unavailable. Refinance proceeds and cash left in therefore cannot be calculated.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The property is currently an agricultural building/building plot and would require the approved house to be constructed before residential letting.

Flip Analysis

A development-and-sale strategy is indicated by the planning consent, but project viability cannot be calculated. The local completed sales provide contextual evidence only and are not sufficiently specific to establish the proposed house's GDV. Build and selling costs are also unsupported.

Investor Risks & Due Diligence

• Construction and professional costs are not supplied, so total development cost cannot be calculated.

• The proposed property's GDV cannot be reliably derived from the non-specific local sales evidence.

• No rental evidence is available to support a BTL or refinance appraisal.

• The £1,800 buyer premium including VAT is payable upon exchange of contracts.

• The existing agricultural building must be demolished and replaced in accordance with the granted planning permission.

Recommendation

Consider only as a planning-led development opportunity, subject to verifying the planning consent, obtaining a detailed construction budget and securing a robust valuation. Do not rely on the supplied evidence for a firm bid or BTL appraisal.

Strategy Rating

Analysis Confidence

Planning, proposed accommodation, guide price, buyer premium and broad local sales evidence are supplied, but there is no specific GDV comparable, construction budget, rental evidence, selling allowance or full project-cost information.