Ipswich Bucklesham Sand Filter Building, Watermill Road, Bucklesham, Ipswich, Suffolk, IP10 0BY

Description

Freehold detached former sand filter building with planning permission for the change of use and conversion into a single residential dwelling and the demolition of the existing laboratory building (self-build). Site area approximately 0.45 hectares (1.1 acres).

Accommodation

Proposed accommodation under approved consent: reception room/kitchen, six bedrooms each with ensuite bathrooms, study, cellar, gym, WC, hall and entrance lobby with integral garage and roof terrace.

Location

The property is at the junction of Watermill Road and Newbourn Road. Shops and amenities are available within the local village, with further and more extensive facilities in Ipswich to the west. Derby Road rail station is approximately 7 miles to the west. The A14 is to the south and the A12 is to the west. Newbourne Springs is in close proximity. Ipswich is approximately 7.5 miles to the north-west.

Tenure / Property Information

Investment Analysis

The £150,000+ guide is the only supplied pricing evidence and is not a formal valuation. No completed sales, GDV evidence, rental comparables, refurbishment budget, buyer premium or administration charge are provided. The property involves conversion of a former sand filter building under approved planning consent, so value depends materially on consent conditions, build costs and completion risk.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the full planning consent, obtaining a detailed conversion and demolition budget, confirming statutory and servicing requirements, and commissioning local GDV evidence. Do not rely on the guide alone to set a bid.

Works Required

Undertake the approved change of use and conversion into a single dwelling, including the proposed six-bedroom accommodation with ensuite bathrooms, reception room/kitchen, study, cellar, gym, WC, hall, entrance lobby, integral garage and roof terrace. Demolish the existing laboratory building as described in the consent. Detailed construction, services and finishing requirements are not supplied.

Rental & Market Context

Potential BRRR Position

A BRRR assessment cannot be quantified. The acquisition guide is £150,000+, but conversion costs, professional costs, finance costs, total project cost and post-works GDV are unsupported. Refinance proceeds cannot therefore be calculated.

Buy-to-Let Analysis

A BTL assessment cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. The proposed six-bedroom dwelling and conversion costs also prevent a supported yield calculation.

Flip Analysis

A flip assessment cannot be quantified because there are no completed comparable sales, GDV evidence, conversion budget or supported selling allowance. The project may offer development potential, but the available evidence is insufficient to establish a resale surplus.

Investor Risks & Due Diligence

• Conversion and demolition costs are not provided.

• Planning consent details, conditions and implementation requirements are not supplied.

• No completed sales evidence is available to support GDV.

• No sufficiently specific rental evidence is available to support BTL analysis.

• VAT applies to the lot and additional seller or third-party fees may be charged, but amounts are not supplied.

• The property is vacant and requires the approved conversion before the proposed residential accommodation is available.

Recommendation

Proceed only after reviewing the full planning consent, obtaining a detailed conversion and demolition budget, confirming statutory and servicing requirements, and commissioning local GDV evidence. Do not rely on the guide alone to set a bid.

Strategy Rating

Analysis Confidence

Only the guide price, basic property description and proposed accommodation are supplied. There is no valuation evidence, rental evidence, cost plan, EPC, council tax, fee schedule or detailed planning information.