Daneshill Piggeries, Daneshill Road, Retford, Nottinghamshire, DN22 8RB

Description

An extensive former piggery site extending to approximately 5 acres (not measured), in a rural setting adjacent to Daneshill Lakes Nature Reserve. The site comprises a former agricultural holding with existing buildings, extensive hardstanding and a partially constructed detached bungalow. Planning permission was previously granted to erect a dwelling and alter the existing access. Construction of the bungalow progressed to damp proof course level. The site has direct road frontage onto Daneshill Road and existing infrastructure, subject to all necessary consents.

Accommodation

Proposed ground floor bungalow: hallway, lounge, kitchen diner, utility room, shower room, two bedrooms and bathroom. External: range of outbuildings, parking and static caravan on an extensive plot.

Location

Rural setting adjoining the Daneshill Lakes Nature Reserve, surrounded by mature woodland and overlooking the Daneshill Lakes area. Convenient access to Retford, Bawtry, Doncaster and the A1(M).

Tenure / Property Information

Investment Analysis

The £350,000 guide cannot be validated as a market value from the supplied evidence. The sold comparables are older detached-house transactions on the same road and do not establish the value of an extensive former piggery site with approximately 5 acres, outbuildings and a partially constructed bungalow. The bungalow is only described as progressing to damp proof course level, while the current planning position, floor area, building condition, services and completion costs are not supplied. The £350,000 guide is also above the highest supplied comparable sale of £237,500, although the properties are not directly comparable. No reliable GDV or maximum bid can therefore be calculated.

Investment Snapshot

Strategy Recommendation

Do not bid at the £350,000 guide without reviewing the legal pack, confirming live planning permission and access consents, measuring the land, inspecting the structures and obtaining a detailed completion budget and independent valuation. Treat as a conditional land-and-development opportunity rather than an established BTL.

Works Required

Complete the proposed two-bedroom bungalow from damp proof course level, subject to confirming the previously granted planning permission and all necessary consents. Verify and complete services, internal finishes, bathrooms, kitchen, heating and external works only as required by the approved scheme. Inspect the existing outbuildings, hardstanding, access and static caravan before budgeting, as their condition and lawful use are not supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR appraisal cannot be supported because refurbishment/completion costs, current GDV, finance costs and the planning status are not supplied. The £1,800 inclusive buyer administration charge is known, but seller fees may also apply and are not quantified. Refinance proceeds cannot be calculated without a defensible completed-property GDV.

Buy-to-Let Analysis

Indicative asking rents supplied for two-bedroom properties are £895–£1,100 pcm, equivalent to a gross yield of approximately 3.07%–3.77% against the £350,000 guide price before works, finance, tax, insurance, maintenance and voids. This is not a completed dwelling, and the rental evidence is advertised asking rent rather than achieved rent. A dependable BTL appraisal cannot be completed without completion costs, condition, lawful residential status and a confirmed post-completion rent.

Flip Analysis

A flip appraisal cannot be supported. The bungalow is only partially constructed, the site includes extensive former agricultural buildings and approximately 5 acres that have not been measured, and no completion or resale costs are available. The supplied comparables are dated and relate to detached freehold properties rather than this development opportunity.

Investor Risks & Due Diligence

• The bungalow is only partially constructed to damp proof course level and no completion cost evidence is supplied.

• Planning permission was previously granted, but its current validity, conditions and compliance are not confirmed.

• The site is stated to be approximately 5 acres and not measured.

• The condition, lawful use and future utility of the former piggery buildings, hardstanding and static caravan are not supplied.

• Existing infrastructure is subject to all necessary consents, which are not detailed.

• Seller fees may be payable on completion but are not quantified.

• Rental figures are advertised asking rents, not achieved rents, and may not relate specifically to this completed bungalow.

• The supplied comparable sales are dated and do not directly evidence the value of this extensive development site.

Recommendation

Do not bid at the £350,000 guide without reviewing the legal pack, confirming live planning permission and access consents, measuring the land, inspecting the structures and obtaining a detailed completion budget and independent valuation. Treat as a conditional land-and-development opportunity rather than an established BTL.

Strategy Rating

Analysis Confidence

Key valuation and feasibility inputs are missing, including current planning status, measured acreage, floor area, condition, services, completion costs, GDV, EPC, heating, lawful use and seller fees. The rent evidence is broad advertised asking-rent evidence and the sold comparables are dated and not directly comparable.