Former Panorama Hotel, Main Street / Castle Road, Halton, Runcorn, WA7 2AU

Description

A substantial development opportunity comprising the former Panorama Hotel, offered with full planning permission for a 20-apartment residential scheme. The site extends to approximately 0.548 acres and occupies an elevated position with established access from Main Street. Planning consent provides for the conversion and development of 20 self-contained apartments, 22 car parking spaces including accessible and EV provision, undercroft parking, lift access, plant room, bin and bike storage, associated retaining works and landscaping. Planning permission has been granted by Halton Borough Council under reference 22/00015/FUL.

Accommodation

20 self-contained apartments, with a mix of 1- and 2-bedroom units; undercroft parking; lift access; plant room; bin and bike storage.

Location

Prominent village location in the heart of Halton Village, with local amenities, schooling and road links to Runcorn, Widnes and the wider North West. The site occupies an elevated position with established access from Main Street.

Tenure / Property Information

Investment Analysis

The £170,000 starting bid is provided, but no completed-sale evidence for comparable apartments, development sites or the proposed 20-unit scheme is supplied. The five local comparables are freehold terraced houses sold between £85,000 and £225,000 and are not sufficiently comparable to support a GDV or bid valuation. No construction cost, professional fee, finance, sales-cost or unit-value evidence is provided.

Investment Snapshot

Strategy Recommendation

Undertake a full development appraisal before bidding, including verified planning documents, measured scheme information, build-cost quotations, apartment sales evidence, rental evidence, professional fees, finance and selling costs. Do not rely on the supplied guide as an assessed maximum bid.

Works Required

Implement the approved conversion and development of 20 self-contained one- and two-bedroom apartments, including undercroft and 22-space parking, lift access, plant room, bin and bike storage, accessible and EV provision, retaining works and landscaping, subject to the detailed planning and construction requirements.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

The scheme has potential for a buy-refurbish-refinance strategy because full planning permission is stated for 20 apartments. However, GDV, build costs, professional costs, finance costs, end values and achievable rents are unavailable, so refinance proceeds and cash requirements cannot be calculated.

Buy-to-Let Analysis

A BTL assessment cannot be established because no sufficiently specific rental evidence, auctioneer rent estimate, operating costs or development cost is supplied. The property is currently vacant and is described as development land with planning permission rather than completed lettable accommodation.

Flip Analysis

A flip appraisal cannot be quantified. The approved 20-apartment scheme may provide a resale opportunity, but no apartment GDV evidence, construction budget or selling-cost allowance is supplied. The local terraced-house sales are not sufficiently comparable for a reliable project surplus.

Investor Risks & Due Diligence

• The proposed development outcome depends on the stated planning permission and its detailed conditions.

• No construction or conversion cost evidence is supplied, so total project cost cannot be assessed.

• No sufficiently specific apartment sales or rental comparables are supplied.

• Buyer premium, administration charge and other auction fees are not provided.

• The supplied sold comparables are terraced houses and may not represent the value of the proposed apartments or development land.

Recommendation

Undertake a full development appraisal before bidding, including verified planning documents, measured scheme information, build-cost quotations, apartment sales evidence, rental evidence, professional fees, finance and selling costs. Do not rely on the supplied guide as an assessed maximum bid.

Strategy Rating

Analysis Confidence

Planning scope, tenure, vacancy, site size and guide price are supplied, but there is no reliable GDV, rent, construction-cost, fee or comparable development evidence.