Gainsborough Road, Lea, Gainsborough

Description

A wonderful and rare opportunity to acquire a freehold parcel of land, complete with pond, of approximately 4.44 acres in size. The pond itself occupies circa 1 acre of the site, the rest being grassland, established English trees and hedgerow to the perimeter. Previously, the pond has operated as a fishing syndicate, and whilst exact stock is unknown, there has always been an established head of mixed coarse fish present, including carp. There has been a well regarded, and exclusive shoot operating from the site over the last 35 years, with a mix of wildfowl, and the proximity to the River Trent being particularly beneficial. The site has been family owned for some 35 years and it is rare something of this nature comes to market, having been maintained and kept in such condition.

Accommodation

Approximately 4.44 acres comprising a pond of circa 1 acre, grassland, established English trees and hedgerow to the perimeter.

Location

The site is situated to the east of Gainsborough Road, Lea, with well maintained access directly from the road via 2 secure gates. It is bordered by established farmland to all sides and flanked to the west by the tidal River Trent. Gainsborough is approximately 2 miles to the north, and Lincoln approximately 16 miles south east.

Tenure / Property Information

Investment Analysis

The auction guide is £65,000–£75,000 plus fees. The supplied residential sold comparables are not directly comparable to a 4.44-acre land parcel with pond. No land comparables, planning consent, development potential or formal valuation evidence is provided. Buyer premium and admin charge total £2,400 including VAT, excluding any legal-pack disbursements.

Investment Snapshot

Strategy Recommendation

Consider only as a specialist land, leisure or amenity purchase after reviewing title, access, planning, environmental and legal-pack matters. Do not underwrite income or development value without further evidence.

Works Required

No refurbishment works are evidenced. Ongoing maintenance of the grassland, pond, trees, hedgerows, access and secure gates may be required, subject to inspection and legal-pack details.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR is unsupported: there is no residential accommodation, refurbishment budget, GDV, rental income or refinance valuation evidence. The historic fishing syndicate and shooting use do not establish current income.

Buy-to-Let Analysis

Not suitable for conventional BTL analysis because the asset is land rather than residential accommodation. The supplied house rental listings are not applicable, and no land income or passing rent is evidenced.

Flip Analysis

A flip surplus cannot be calculated. No planning consent, development value, land comparables, works budget or supported resale allowance is provided. Residential comparables are not suitable evidence for this land parcel.

Investor Risks & Due Diligence

• No planning consent or development potential is evidenced.

• The historic fishing syndicate and shooting activity do not confirm current income or transferable rights.

• Fish stock is expressly unknown.

• Legal-pack disbursements may be payable in addition to the stated auction charges.

• The site is flanked by the tidal River Trent; environmental and flood-related matters require due diligence.

• Residential sold and rental comparables are not directly applicable to this land asset.

Recommendation

Consider only as a specialist land, leisure or amenity purchase after reviewing title, access, planning, environmental and legal-pack matters. Do not underwrite income or development value without further evidence.

Strategy Rating

Analysis Confidence

The parcel size, physical features, tenure, access and auction charges are described, but there are no relevant land comparables, planning information, income evidence, formal valuation or legal-pack findings.