Cowslip Field, Frome Mill Farm, Nibley Lane, Nibley, South Gloucestershire BS37 5JG

Description

1.4 acre parcel of elevated equestrian paddock with vehicular access and hardstanding direct from Nibley Lane and from the lower access track. Includes derelict buildings previously used as stables and an independent metered water supply. The paddock has been used for equestrian purposes for many years and may suit a wide range of uses, subject to gaining the necessary consents.

Accommodation

1.4 acre equestrian paddock; derelict buildings previously used as stables.

Location

Nibley is a village in the South Gloucester countryside, located 4.5 miles from the M4 motorway. Yate is nearby and has a train station with main line connections, a refurbished leisure centre, retail park, cinema, restaurants and shopping centre.

Tenure / Property Information

Investment Analysis

The £50,000+ guide is not independently supported by the supplied evidence. The five sold comparables are detached or semi-detached houses and are not suitable direct comparables for a 1.4-acre paddock with derelict former stables. No land, equestrian, planning or similar-use comparable, formal valuation, GDV, rent or works budget is provided. The stated buyer premium is £1,800 including VAT, making the guide-price purchase plus this known premium £51,800 before any other costs or works.

Investment Snapshot

Strategy Recommendation

Do not underwrite this as a BTL, BRRR or conventional residential flip. Consider only as a specialist equestrian or land-use purchase after independent valuation, planning and legal due diligence, confirmation of access and water arrangements, and a measured condition and works assessment.

Works Required

Inspect and make safe the derelict former stable buildings; assess the condition and suitability of the paddock, hardstanding, vehicular access and lower access track; verify the independent metered water supply; and obtain any necessary planning or other consents before undertaking changes or alternative uses. No specific construction defects or remedial scope are evidenced.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR is not supportable on the evidence. There is no residential accommodation, supported GDV, refurbishment budget, rental income or refinance valuation. Any alternative use would be subject to the necessary consents, which are not confirmed.

Buy-to-Let Analysis

BTL analysis cannot be established. The asset is described as a vacant paddock with derelict former stables rather than residential accommodation, and no sufficiently specific rental evidence or auctioneer rent estimate is supplied. A residential rental yield should not be assumed.

Flip Analysis

A flip surplus cannot be calculated because no supported resale value, land comparable or works budget is supplied. The available sold evidence relates to houses and should not be used as the property's resale GDV. The known guide-price purchase plus buyer premium is £51,800 before works and other costs.

Investor Risks & Due Diligence

• No directly comparable land or equestrian sales evidence is supplied.

• Alternative uses may require planning or other consents, which are not confirmed.

• The buildings are described as derelict, but their condition, safety and repair costs are unknown.

• No residential accommodation or supported rental income is evidenced.

• Access, hardstanding and independent metered water are described but their legal rights, condition and capacity are not evidenced.

• The £1,800 buyer premium is payable on exchange, with no other potential transaction costs quantified.

• The required £6,800 security deposit must be available for registration to bid, subject to the auction terms.

Recommendation

Do not underwrite this as a BTL, BRRR or conventional residential flip. Consider only as a specialist equestrian or land-use purchase after independent valuation, planning and legal due diligence, confirmation of access and water arrangements, and a measured condition and works assessment.

Strategy Rating

Analysis Confidence

The guide price, buyer premium, physical description and house sale evidence are supplied, but there are no directly comparable land sales, planning position, valuation, works costs, rental evidence or GDV.