Dartford Stour Road Garage Site, Stour Road, Crayford, Dartford, Kent

Description

Freehold garages and site occupied by a total of eleven derelict garages. Site area approximately 0.095 hectares (0.234 acres). Possible development potential, subject to obtaining all necessary consents. A Planning Note is contained in the legal pack.

Accommodation

Eleven derelict garages; site area approximately 0.095 hectares (0.234 acres).

Location

Located on the northern side of Stour Road, accessed via a roadway leading between house numbers 20 and 22. The shops and amenities of Crayford are to the south west. Slade Green rail station is approximately 0.8 miles to the north. The A2 is to the south. Stoneham Park is adjacent to the property.

Tenure / Property Information

Investment Analysis

The supplied sold comparables are nearby residential houses ranging from £227,000 to £431,000, but they are not directly comparable to an 11-garage vacant site. No planning consent, development scheme, site valuation, garage income or sufficiently specific rental evidence is supplied. Accordingly, GDV, refurbishment costs, rent, yield and a supported maximum bid cannot be established.

Investment Snapshot

Strategy Recommendation

Do not underwrite as BTL or development until the Planning Note, title, access, constraints, surveys and full costings have been reviewed. Bid only against a separately evidenced land valuation and confirmed planning strategy.

Works Required

Obtain and review the legal-pack Planning Note, investigate planning feasibility and required consents, commission appropriate surveys, and assess the derelict garages for clearance, repair or redevelopment. No detailed works scope or cost evidence is supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR is not quantifiable. There is no supported residential GDV, refurbishment budget, rental evidence or planning consent. Any refinance outcome would depend materially on obtaining development consent and establishing the site's completed value.

Buy-to-Let Analysis

BTL yield cannot be established because no passing rent, auctioneer estimate or sufficiently specific rental comparable is supplied. The asset comprises vacant derelict garages and is not evidenced as a conventional residential letting investment.

Flip Analysis

A flip appraisal cannot be supported from the supplied evidence. The nearby sold prices relate to completed houses rather than garages or development land, and there is no consented scheme, GDV or supported project cost. Seller or third-party charges are also unspecified beyond the service-charge warning.

Investor Risks & Due Diligence

• Possible development potential is expressly subject to obtaining all necessary consents; no consent is supplied.

• The eleven garages are described as derelict, but the extent and cost of remediation or clearance are unknown.

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

• The residential sold comparables are not directly comparable to the garage site.

• A service charge applies and additional seller or third-party charges may be payable, but amounts are not supplied.

• Access is described via a roadway between house numbers 20 and 22; title and access rights should be verified in the legal pack.

Recommendation

Do not underwrite as BTL or development until the Planning Note, title, access, constraints, surveys and full costings have been reviewed. Bid only against a separately evidenced land valuation and confirmed planning strategy.

Strategy Rating

Analysis Confidence

The evidence confirms ownership type, vacancy, garage count and approximate site area, but provides no planning outcome, development appraisal, rental income, condition survey, works budget or directly comparable land sales.