Harrington Drive Land, Stoke-On-Trent, Staffordshire, ST3 5SX

Description

Current vacant plot situated in the highly coveted location of Weston Coyney, in one of Stoke-on-Trent's most sought-after neighbourhoods. Auction House have not visited or inspected the land. Purchasers are deemed to rely on their own enquiries regarding any possible development potential for this individual plot, including planning and any other consents or rights over the land, adopted highways and public rights of way.

Accommodation

Approx. 380m² total area.

Location

Weston Coyney, Stoke-on-Trent. Excellent central motorway access, strong national rail connectivity, good access to multiple major airports, and strong logistics and industrial positioning.

Tenure / Property Information

Investment Analysis

The evidence does not support a GDV or market value for this 380m² vacant land plot. The supplied Land Registry comparables are completed sales of semi-detached houses on Webster Avenue, not land, and range from £47,000 to £180,000, so they cannot establish land value. Development potential, planning status, access, services, rights and restrictions remain unverified because the auctioneer has not inspected the plot.

Investment Snapshot

Strategy Recommendation

Do not bid on investment assumptions. Proceed only after satisfactory legal, planning, access, services and development-potential due diligence; otherwise pass.

Works Required

No physical works are supported by the evidence. Before bidding, investigate planning and development potential, adopted highway status, access, services, public rights of way, title restrictions and all legal-pack matters.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR strategy cannot be established because there is no supported development scheme, GDV, rental income, refurbishment budget or refinance value. The £1,800 combined buyer premium and admin charge is known, while further disbursements and other legal costs may apply.

Buy-to-Let Analysis

BTL analysis is not supported: the asset is vacant land with no dwelling or supported rental use. The supplied residential asking rents are not evidence of rent for this plot.

Flip Analysis

A flip surplus cannot be calculated. There is no supported planning consent, development appraisal, land comparable, GDV, build-cost evidence or selling-cost allowance.

Investor Risks & Due Diligence

• No auctioneer inspection has taken place.

• Development potential and all required planning or other consents are unverified.

• Access, adopted highway status and public rights of way require purchaser investigation.

• Services, title restrictions and rights over the land are unverified.

• Additional disbursements, search fees, seller costs, legal fees and transfer fees may be payable.

• The buyer premium and admin charge total £1,800 including VAT and are non-refundable upon exchange.

Recommendation

Do not bid on investment assumptions. Proceed only after satisfactory legal, planning, access, services and development-potential due diligence; otherwise pass.

Strategy Rating

Analysis Confidence

The plot has no inspection evidence, planning information, land comparables, development scheme, valuation, rent or cost data. The supplied comparables are houses rather than land.