Land adj. 30, Panters, Swanley, Kent, BR8 7RW

Description

Land with planning permission for an end of terrace house. Freehold site. Full vacant possession. Freehold site approximately 940 sq ft with planning permission for a two storey extension to form a new dwelling. Planning consent was granted by Sevenoaks District Council on 23rd April 2025 under reference 25/00214/FUL.

Accommodation

Once built: Ground floor: porch, open plan kitchen/reception room. First floor: two rooms, shower room/WC. Outside: rear garden.

Location

The site is situated off Panters. Public transport links include Swanley mainline rail station and local bus services. Road links include the A2, A20, M20 and M25. Shopping amenities are available locally within Swanley, with further shops, bars and restaurants in Dartford and Bluewater Shopping Centre. Recreational pursuits include Swanley Park and Lullingstone Country Park.

Tenure / Property Information

Investment Analysis

The five supplied Panters terraced-house sales range from £305,000 to £342,000, with an average of £328,400. These provide a location-based GDV proxy for the consented dwelling, but are not fully like-for-like because bedroom counts, floor areas, specifications and condition are not supplied. The base GDV is therefore an indicative estimate only. The £50,000 guide plus the known £1,800 inclusive-of-VAT contract documentation fee gives a minimum known acquisition figure of £51,800 before any other applicable seller fees, taxes, finance and development costs.

Investment Snapshot

Strategy Recommendation

Treat as a planning-led development opportunity rather than a BTL purchase. Obtain a full build-cost and professional-cost appraisal, verify the planning permission and special conditions, and bid only after establishing an acceptable margin against the conservative £305,000 GDV scenario.

Works Required

Develop the vacant freehold site in accordance with Sevenoaks District Council planning permission 25/00214/FUL, granted on 23 April 2025, to form the described two-storey end-of-terrace dwelling with open-plan kitchen/reception room, two first-floor rooms, shower room/WC and rear garden. Construction costs, professional fees, utilities, finance and statutory costs are not provided.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR strategy cannot be quantified. The site has planning permission and an indicative completed value of £328,400, with 75% of that figure equating to £246,300. However, total development cost, finance costs, letting value and refinanceability are unknown, so cash left in and equity cannot be calculated.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate is supplied. Development and operating costs are also unavailable.

Flip Analysis

A development-and-sale strategy may be viable based on the indicative £305,000–£342,000 completed-value range, but no construction budget, professional costs, finance costs, taxes, contingency or selling allowance is supplied. Consequently, a reliable flip surplus or maximum bid cannot be calculated.

Investor Risks & Due Diligence

• Completed-value evidence is based on existing terraced-house sales without supplied bedroom counts, floor areas, specifications or condition.

• Construction, professional, utility, finance, tax and contingency costs are unknown.

• Additional seller fees may apply under the special conditions of sale.

• No rental evidence is available, preventing a BTL yield assessment.

• Parking, heating and council-tax information are not supplied.

• Planning permission and its conditions should be independently verified before bidding.

Recommendation

Treat as a planning-led development opportunity rather than a BTL purchase. Obtain a full build-cost and professional-cost appraisal, verify the planning permission and special conditions, and bid only after establishing an acceptable margin against the conservative £305,000 GDV scenario.

Strategy Rating

Analysis Confidence

Planning consent, tenure, vacant status, proposed accommodation and five nearby completed sales are supplied, but the comparables lack detailed specifications and all development, finance, tax, selling and rental inputs are missing.