Building Plot @, 95a Chaplin Road, Easton, Bristol, BS5 0LB

Description

A freehold building plot with full planning consent for the erection of a unique two-bedroom house with courtyard garden. Works have commenced, including excavation and installation of an additional basement level and ground floor concrete slab. The proposed dwelling includes an open-plan kitchen/dining/living room, utility room, shower room, two double bedrooms and a bathroom.

Accommodation

Proposed two-bedroom house approached via a private walled courtyard. Ground floor: open-plan kitchen/dining/living room, utility room and shower room. First floor: two double bedrooms and a bathroom. An additional waterproof concrete basement level has been installed.

Location

The plot is tucked away at the end of Chaplin Road in Easton, close to local amenities on St Marks Road. Bristol city centre is approximately 3 miles to the south-west, with excellent transport links.

Tenure / Property Information

Investment Analysis

Recent completed sales on Chaplin Road range from £305,000 to £333,000 for freehold terraced houses, including £333,000 at 88 Chaplin Road in September 2025 and £305,000 at 81 Chaplin Road in March 2024. These provide a broad local GDV indication only; the proposed dwelling is a unique new-build with a basement and is not directly comparable. A base GDV of £319,000 is used as the midpoint of the two most recent sales, with a low scenario of £305,000 and high scenario of £333,000.

Investment Snapshot

Strategy Recommendation

Potentially attractive development opportunity, but do not bid or set a maximum bid until the remaining build cost, planning/building-control position and project timeline are independently verified. The high apparent yield is based only on an auctioneer rent estimate.

Works Required

Complete the consented two-bedroom house, including the open-plan kitchen/dining/living room, utility room, shower room, two bedrooms, bathroom, courtyard arrangement and all remaining construction, services, finishes and approvals. The evidence confirms that excavation, an additional waterproof concrete basement level and the ground-floor concrete slab have commenced, but does not provide a cost or schedule for the remaining works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

At the £75,000 guide plus the stated £1,800 buyer premium, the known acquisition cost is £76,800 before construction costs. A 75% refinance of the £319,000 base GDV would be £239,250, but cash requirements and cash left in cannot be calculated because the remaining build cost and other project costs are unsupported.

Buy-to-Let Analysis

The auctioneer estimates rent at £1,750–£1,850 pcm, equivalent to £21,000–£22,200 annually. Against the £75,000 guide, this indicates a gross yield of approximately 28.0%–29.6%, before finance, tax, operating costs and completion costs. No sufficiently specific external rental comparable was identified, so the rent estimate should not be treated as achieved market rent.

Flip Analysis

The recent local completed sales support a broad resale indication of £305,000–£333,000, with £319,000 used as the base GDV. A flip surplus cannot be calculated because no evidence-supported remaining construction cost, finance cost, professional cost or selling allowance is provided.

Investor Risks & Due Diligence

• Remaining construction costs are not provided, so total cost, maximum bid and project surplus cannot be calculated.

• The property is an incomplete build with works commenced; the evidence does not quantify the remaining work or delivery programme.

• GDV is inferred from nearby terraced-house sales rather than a directly comparable completed new-build with a basement.

• The £1,750–£1,850 pcm rent is an auctioneer estimate and no sufficiently specific external rental comparable was identified.

• The stated buyer premium of £1,800 including VAT must be paid on exchange and is additional to the guide price.

Recommendation

Potentially attractive development opportunity, but do not bid or set a maximum bid until the remaining build cost, planning/building-control position and project timeline are independently verified. The high apparent yield is based only on an auctioneer rent estimate.

Strategy Rating

Analysis Confidence

Recent same-road completed sales, planning description, guide price and buyer premium are supplied, but there is no verified build-cost estimate, external rental comparable, EPC, detailed valuation or full project-cost schedule.