Dunkirk Farm Dunkirk Lane, Hyde

Description

An exciting development opportunity in Hyde to purchase a plot of land with planning permission for five, four-bedroom executive detached homes. Each comprising entrance hall, guest WC, lounge, morning room, kitchen diner, utility room, office and integral garage to the ground floor. To the first floor would be four bedrooms, three en-suites and a family bathroom. The location plan includes two parking spaces per property and front & rear gardens. Planning reference 24/00309/FUL on the Tameside Council planning portal.

Accommodation

Planning permission for five four-bedroom executive detached homes. Each proposed home comprises entrance hall, guest WC, lounge, morning room, kitchen diner, utility room, office and integral garage to the ground floor; four bedrooms, three en-suites and a family bathroom to the first floor.

Location

The land is located off Dunkirk Lane, which can be found just off Dukinfield Road. The location is tucked away from the busy centre whilst still offering easy access to Hyde town centre, which provides a range of local amenities. It is also popular with families due to there being plenty of primary and secondary schools close by.

Tenure / Property Information

Investment Analysis

Freehold development land with stated planning permission for five four-bedroom executive detached homes. No supported GDV, construction-cost evidence or comparable development sales is supplied. The two £218,000 comparables are not sufficient to value this scheme.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the planning and legal packs and obtaining a detailed development appraisal, build-cost budget and evidence-based GDV. Do not rely on the supplied two-bedroom rents or £218,000 comparables.

Works Required

Construct five permitted four-bedroom detached homes, including the described internal accommodation, integral garages, gardens and two parking spaces per property. Build costs and abnormal works are not evidenced.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR cannot be assessed because supported GDV, development costs, completed-market rents and finance costs are unavailable. The stated 1.5% administration fee, subject to a £2,100 minimum, is payable in addition to the purchase price, with other possible charges unspecified.

Buy-to-Let Analysis

BTL yield cannot be established. Supplied rents relate to two-bedroom properties and do not support rent estimates for the proposed four-bedroom homes. Construction and finance costs are also unavailable.

Flip Analysis

A development resale analysis cannot be completed without supported GDV, construction costs, professional fees, finance costs and selling allowances. The guide is £365,000 plus fees, but project viability is unproven.

Investor Risks & Due Diligence

• Development construction costs are entirely unsupported.

• Completed GDV for the five homes is unavailable.

• Four-bedroom rental evidence is unavailable.

• Additional search, seller, legal, transfer and disbursement charges may apply.

• Planning, title and legal-pack terms require verification.

• The supplied comparables do not establish the value of this proposed development.

Recommendation

Proceed only after reviewing the planning and legal packs and obtaining a detailed development appraisal, build-cost budget and evidence-based GDV. Do not rely on the supplied two-bedroom rents or £218,000 comparables.

Strategy Rating

Analysis Confidence

Planning description and guide price are supplied, but there is no supported GDV, build-cost, four-bedroom rental, finance or development-comparable evidence.