Building Plot rear of 23 High Street, Wroughton, Wiltshire

Description

Village building plot with consent for a 2 bedroom detached house with GIA about 80.68m² (868ft²). Popular village location.

Accommodation

Planning consent was granted by Swindon Borough Council under Application No S/24/0501 on 18th July 2024. The approved plans comprise on the ground floor; entrance hall, lounge, open plan kitchen/dining area and cloakroom. On the first floor; landing, 2 bedrooms, one with balcony and a bathroom. Parking for a couple of cars and a rear garden.

Location

Popular village location.

Tenure / Property Information

Investment Analysis

The plot has consent for a two-bedroom detached house of approximately 80.68m² (868ft²) in Wroughton. The supplied completed sales are a leasehold flat and commercial/other properties, so they do not provide a reliable evidence base for the completed house GDV. The £50,000 auction guide is known, but land value, construction cost and end value cannot be established from the supplied evidence.

Investment Snapshot

Strategy Recommendation

Treat as a development opportunity only subject to independent verification of the planning consent, build costs, abnormal costs, title/access and a supported completed-house GDV. Do not bid on the supplied evidence alone.

Works Required

New-build construction in accordance with the approved plans, including the two-bedroom house, balcony, parking for a couple of cars and rear garden. No construction specification, cost plan or infrastructure details are supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed reliably because the completed GDV, build cost, total project cost, achievable rent and finance-related costs are unsupported. The £50,000 guide alone is not sufficient to assess refinance viability.

Buy-to-Let Analysis

A two-bedroom house is proposed, but no reliable Wroughton rental evidence is supplied. The £930 pcm listing is for Trowbridge and is only an advertised asking rent, so a Wroughton rent and BTL yield cannot be established. Construction and total project costs are also unavailable.

Flip Analysis

A flip analysis cannot be quantified. The supplied completed sales do not provide a directly comparable completed two-bedroom detached house, and no build-cost allowance or supported resale value is available. The £50,000 guide excludes unknown construction and other project costs.

Investor Risks & Due Diligence

• No construction or infrastructure cost evidence is supplied.

• No directly comparable completed two-bedroom detached house sales are supplied.

• The only rental evidence is an advertised asking rent in Trowbridge, not Wroughton, and is not an achieved rent.

• Buyer premium, administration charge and other auction fees are not supplied.

• Tenure, access and title information are not supplied.

• Planning consent is referenced, but the full decision, conditions and implementation requirements are not supplied.

• The completed GDV and maximum bid cannot be supported from the available evidence.

Recommendation

Treat as a development opportunity only subject to independent verification of the planning consent, build costs, abnormal costs, title/access and a supported completed-house GDV. Do not bid on the supplied evidence alone.

Strategy Rating

Analysis Confidence

Planning and proposed accommodation are described, and the guide is supplied, but there is no relevant house comparable, Wroughton rental evidence, construction budget, tenure information, fee schedule or supported end value.