Land Adjacent To 10-13 Swallow Close, Bushey, Hertfordshire WD23 1AS

Description

Freehold vacant site of approximately 0.066 acre with potential for alternative/development use, subject to planning.

Location

Land Adjacent To 10-13 Swallow Close, Bushey, Hertfordshire WD23 1AS. The full postcode WD23 1AS has been used for mapping. The investment appraisal considers the subject's London/regional micro-market and property type rather than applying a single UK-wide assumption.

Investment Analysis

Investment Snapshot

Works Required

• Planning/architectural and technical due diligence

• Access, drainage, utilities and site investigation

• Professional fees and statutory contributions

• Demolition/site preparation or enabling works where required

• Contingency for planning, ground and infrastructure risk

HB working works allowance: £20,000–£150,000. The range is tailored to the source description and asset type; it should be replaced by contractor pricing before bidding.

Rental & Market Context

A standard residential rent is not the appropriate valuation driver. The strategy should be assessed from ERV/passing commercial rent, planning value, site value or the consented development scheme as applicable.

Sold within 5m radius

Reliable recent property-level sold comparables that were sufficiently like-for-like were not established in this pass. No addresses or prices have been invented. The GDV below is therefore an HB appraisal range with the stated confidence level and should be checked against HM Land Registry evidence before bidding.

GDV Assessment

A defensible GDV is not stated because the final planning/use/remediation scheme has not been fixed. Assigning a residential end value at this stage would be misleading.

Strategy Recommendation

Preferred strategy: Development. The working purchase range is £60,000–£64,800. The key decision is whether the verified legal/physical position supports the works allowance of £20,000–£150,000 and the stated income/end-value case.

Potential BRRR Position

Standard BRRR is not appropriate. Model planning probability, development finance, build costs, professional fees, statutory contributions and completed-scheme value.

Flip Analysis

A responsible flip margin cannot be calculated without a reliable purchase price and/or costed end-use scheme.

Development Analysis

Confirm the exact planning status, red-line boundary, access, utilities/drainage, CIL/S106, ground conditions and professional fees. Obtain a costed scheme before deriving land value backwards from GDV.

Investor Risks & Due Diligence

• Read the full Strettons legal pack and special conditions, including administration/buyer fees

• Verify title, tenure, lease length, occupational agreements and vacant-possession status

• Inspect condition and replace HB works assumptions with surveyor/contractor evidence

• Confirm finance and insurance availability for the exact asset type

• Re-check current rents, ERV and sold evidence immediately before bidding

• Planning, access, services and site constraints are the principal value risks

Maximum Bid Analysis

A maximum bid should be derived only after a costed planning/use scheme and specialist end-value appraisal are available.

Recommendation

Overall HB view: Development. Risk: High; analysis confidence: Low. The principal sensitivity is planning/site value. Proceed only if the legal pack and physical due diligence support the assumptions above and leave an adequate contingency.

Strategy Rating

Development: ★★★★☆ | Income: ★★☆☆☆ | Resale: ★★★☆☆

Research Sources

https://www.strettons.co.uk/auction-residential-property-for-sale/studio-land-development-for-sale-in-land-adjacent-to-10-13-swallow-close-bushey-hertfordshire-wd23-1as-6a7f2d70cf4bc9ebb1c9e865/ | https://www.strettons.co.uk/auctions/current-catalogue/ | https://ggfx-strettons.s3.eu-west-2.amazonaws.com/i/STRETTONS_100926_v3_a0b7eba637.pdf