Development Opportunity, Dodsleigh, Leigh, Stoke-On-Trent, Staffordshire ST10 4QA

Description

Extremely interesting and rare development opportunity comprising a pole framed barn with full planning permission to convert into two large detached contemporary dwellings with independent access and far-reaching countryside views. East Staffordshire Borough Council application no. P/2025/00829. The development comprises a large pole framed agricultural building with full planning permission granted to remove the middle section and provide two spacious detached homes extending to approximately 226 m²/2432 sq.ft.

Accommodation

Each home comprises a reception hall, large open plan living dining kitchen, utility room, three ground floor double bedrooms (two en-suite), study/bedroom, family bathroom, feature first floor mezzanine seating area with a balcony, and master bedroom suite with an ensuite and dressing room.

Location

Situated in the rural hamlet of Dodsleigh. The community village of Leigh provides All Saints First School, The Star public house, a small post office, village hall, recreational ground and All Saints Church. Walks through the surrounding countryside are nearby.

Tenure / Property Information

Investment Analysis

The property has full planning permission for conversion of an agricultural pole-framed barn into two large detached contemporary dwellings, with stated accommodation and independent access/parking. The supplied sold comparables are historic and comprise materially different property types, so they do not support a reliable GDV. No refurbishment budget, rental evidence or formal valuation is supplied. At the £250,000 guide, the stated 2.4% buyer premium would be £6,000, before any other costs and subject to the final purchase price and special conditions.

Investment Snapshot

Strategy Recommendation

Treat as a planning-led development opportunity only after verifying the full permission, drawings, conditions, technical requirements, build cost and completed values for both homes. Do not bid on the current evidence alone.

Works Required

Implement the approved conversion scheme, including removal of the middle section of the existing pole-framed agricultural building and construction of two detached dwellings with the approved accommodation, independent access and parking. Detailed construction, services, specification and external works are not supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed because the conversion cost, completed GDV, achievable rent and refinance terms are unsupported. The 2.4% buyer premium is known, while additional fees may apply under the Special Conditions of Sale.

Buy-to-Let Analysis

BTL cannot be assessed reliably because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. Two large new-build-style rural dwellings may require separate rental appraisals, but no rent, operating cost or finance evidence is available.

Flip Analysis

A flip appraisal cannot be established. The historic local sales evidence is insufficiently comparable, and no construction budget, selling costs or supported completed value for either dwelling is supplied.

Investor Risks & Due Diligence

• Completed values for the two proposed dwellings are not established by the supplied comparables.

• No conversion or construction cost estimate is supplied.

• No rental evidence is available, preventing a BTL or rental-backed refinance assessment.

• Additional fees may be listed in the Special Conditions of Sale.

• The 2.4% buyer premium is payable in addition to the purchase price.

• The 10% deposit, subject to a £5,000 minimum, is payable immediately upon exchange of contracts.

• Full planning permission details, conditions and deliverability have not been supplied for verification.

Recommendation

Treat as a planning-led development opportunity only after verifying the full permission, drawings, conditions, technical requirements, build cost and completed values for both homes. Do not bid on the current evidence alone.

Strategy Rating

Analysis Confidence

Planning description and guide terms are supplied, but there is no supported GDV, construction budget, rental evidence, detailed planning documentation, tenure information or complete cost schedule.