Coleford New Dunn Business Park, Sling, Coleford, Gloucestershire

Description

Comprises a mix of industrial units, office building and open storage land. Total site area of approximately 4.91 ha (12.15 acres). VAT is applicable. The property may lend itself to a variety of alternative uses and redevelopment, subject to obtaining all necessary consents.

Accommodation

Total accommodation of approximately 6,335.22 sq m (68,192 sq ft), comprising a mix of industrial units, office building and open storage land.

Location

Coleford is an attractive market town in the Forest of Dean, located 5 miles east of Monmouth, 9 miles south of Ross-on-Wye and 17 miles south-west of Gloucester. The property is situated in Sling, approximately 2km south of Coleford, on the east side of B4228 at its junction with Oakwood Road. To the south is predominantly residential, while to the north is the Woodlands View Holiday Lodge development. The A4136 provides access to the A40 to the west and the B4226 runs to Cinderford to the east. Lydney railway station is approximately 5 miles from the property, 6.7 miles by road, to the southeast.

Tenure / Property Information

Investment Analysis

The guide is £1.8m–£2m, but no formal valuation, rental evidence or sufficiently comparable completed sale supports a GDV estimate. The single £375,000 2023 sale at New Dunn Business Park is not sufficiently described to establish comparability with this approximately 68,192 sq ft mixed industrial, office and open-storage holding. Occupation, lease validity and income are uncertain. VAT and possible additional charges also require confirmation.

Investment Snapshot

Strategy Recommendation

Do not bid on yield or redevelopment assumptions. Proceed only after satisfactory legal, occupational, planning, valuation, building and environmental due diligence, with VAT and all additional charges confirmed.

Works Required

No physical defects or refurbishment requirements are evidenced, so no works allowance can be supported. Before bidding, obtain a building survey, confirm the condition of the industrial units, office building and open-storage areas, and investigate access, services, planning and environmental matters.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be calculated without supported acquisition costs beyond the guide, refurbishment costs, verified rent or a defensible GDV. Refinancing risk is elevated by uncertain occupation, unverified leases, VAT exposure and the absence of rental evidence.

Buy-to-Let Analysis

A BTL yield cannot be established because no sufficiently specific rental comparables or auctioneer rent estimate are provided. Occupation is uncertain and any alleged leases or licences have not been verified by the Receivers. Passing income, tenant liabilities, lease terms and vacant possession position require legal and commercial due diligence.

Flip Analysis

A flip surplus cannot be calculated. The guide cannot be treated as GDV, no supported resale value or selling-cost allowance is provided, and the only completed sale is not sufficiently comparable. Alternative uses or redevelopment are expressly subject to obtaining all necessary consents.

Investor Risks & Due Diligence

• Occupation is uncertain, including a party's claimed occupation of part of the property.

• The Receivers cannot verify the validity of the leases or licences in the legal pack.

• No passing rent or sufficiently specific rental evidence is supplied.

• VAT is applicable and additional seller or third-party charges may arise.

• Alternative uses and redevelopment require all necessary consents.

• The single £375,000 completed sale is not sufficiently detailed to support valuation of the whole holding.

• The scale and mixed nature of the site create valuation, management and due-diligence complexity.

Recommendation

Do not bid on yield or redevelopment assumptions. Proceed only after satisfactory legal, occupational, planning, valuation, building and environmental due diligence, with VAT and all additional charges confirmed.

Strategy Rating

Analysis Confidence

The evidence confirms the broad property description and guide range but provides no verified income, rent comparables, condition information, formal valuation, refurbishment budget, fee schedule or reliable directly comparable sale.