Clyst St Mary, Exeter, EX2

Description

The land occupies a prominent and highly accessible position in a sought-after location to the east of Exeter, adjacent to the Blue Ball Inn, south of Sandy Park and just off Sandygate Roundabout at Junction 30 of the M5. The site benefits from excellent transport connections, with direct access from Clyst Road. Description Extending to approximately 7.21 acres, the site comprises predominantly level pasture together with a range of buildings and a concrete yard area. The buildings are principally of timber construction, in varying states of condition, and provide a mixture of stabling and general-purpose storage. The land comprises a combination of Grade 1 and Grade 3 soils, with the western part classified as Grade 1 and the eastern part as Grade 3. The eastern element is predominantly laid to pasture and divided into fenced paddocks. To the west, the land has a more natural character, comprising areas of reed bed and established vegetation which provide attractive amenity value and support a diverse range of habitats and biodiversity. The eastern boundary is formed by the River Clyst. The land has been used for equestrian purposes for over 10 years and offers significant potential for continued equestrian use, agriculture or a range of alternative uses, subject to the necessary planning permissions and consents. Its prominent and highly accessible position on the eastern edge of Exeter, close to Junction 30 of the M5, further enhances the change of use opportunity.

Location

Kivells markets this holding at Clyst St Mary, Exeter, EX2. Buyers should verify boundaries, access, services and planning position against the auction/legal pack.

Tenure

Auction Information

Investment Analysis

This is a land/equestrian/amenity analysis rather than a residential BTL model. No residential rent or refinance assumption has been invented where no dwelling exists. Values below are HB desktop screening scenarios and not a valuation.

Investment Snapshot

Market Comparables

No sufficiently like-for-like verified sold land comparables are contained in the supplied scrape. The guide-price-per-acre calculation above is therefore shown as a screening metric only; a rural surveyor/land agent should provide local comparable evidence before bidding.

Proposed Works

Low / Base / High Investment Scenario

Specialist Land / Development Analysis

Equestrian/agricultural hold with change-of-use optionality. 20% development uplift/overage on non-agricultural planning uplift for 20 years; seasonal flooding noted.

Kivells specifically states that the land is subject to a 20% development uplift provision on uplift in value following non-agricultural planning consent within 20 years, and that parts are susceptible to seasonal flooding.

Maximum Bid Indicator

Strategy Recommendation

Equestrian/agricultural hold with change-of-use optionality.

Strategy Rating

Key Risks

• 20% development uplift/overage on non-agricultural planning uplift for 20 years; seasonal flooding noted.
• Legal pack, title boundaries, rights of way and seller charges must be reviewed before bidding.
• Land value and income can be highly location- and use-specific.

Analysis Confidence

Medium for source facts; low for future value scenarios until a rural surveyor/land agent confirms local comparable evidence and permitted use.