Land Adjacent to 30 Panters, Hextable, Swanley, Kent, BR8 7RW

Description

A plot of land offered with planning permission for the erection of an end of terrace house. The property comprises a plot of land measuring approximately 88 sq m (945 sq ft).

Accommodation

Proposed accommodation: Ground Floor – Reception Room with Open Plan Kitchen; First Floor – Two Rooms; Shower Room.

Location

The land is situated on a residential road close to local shops and amenities. The open spaces of Southfields Public Open Space are within easy reach. Transport links are provided by Swanley rail station.

Tenure / Property Information

Investment Analysis

The plot has planning permission for an end-of-terrace house with proposed ground-floor reception/open-plan kitchen and first-floor two rooms plus shower room. Nearby completed Panters sales range from £305,000 to £342,000 for terraced houses, with a detached sale at £500,000. These provide broad local context only: the proposed dwelling’s exact internal area, specification, parking, planning conditions and completed build quality are not supplied. A cautious GDV scenario is therefore based on the terraced comparables, not the detached sale.

Investment Snapshot

Strategy Recommendation

Treat as a conditional development opportunity only. Do not bid without verifying the planning permission, obtaining a full build-cost appraisal and confirming all auction, legal, service-connection and finance costs. The evidence is insufficient to recommend a firm bid or strategy.

Works Required

Obtain and review the planning permission and conditions, complete the permitted end-of-terrace house, including the stated reception/open-plan kitchen, two first-floor rooms and shower room, and obtain professional construction-cost and service-connection quotations. No works specification or build-cost evidence is supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

On the base GDV scenario, 75% of GDV is £251,250. However, total development cost cannot be calculated because no build-cost, professional-fee, finance-cost or other project-cost evidence is supplied. The available refinance figure therefore does not establish whether capital would be released or recovered.

Buy-to-Let Analysis

BTL cannot be underwritten from the supplied evidence because no sufficiently specific rental comparable or auctioneer rent estimate is provided. Build cost, finance cost, completed floor area and operating costs are also unknown, so no reliable rent or yield can be calculated.

Flip Analysis

The supplied terraced comparables support a broad completed-value range of £305,000 to £342,000, with £335,000 used as the base scenario. A flip surplus cannot be calculated because construction costs, professional costs, finance costs, purchase price, buyer premium and selling costs are not fully evidenced.

Investor Risks & Due Diligence

• Planning permission conditions and deliverability have not been supplied or verified.

• No construction, professional, finance, service-connection or contingency costs are provided.

• The proposed accommodation and size are insufficiently detailed to confirm comparability with the sold houses.

• No rental evidence is available, preventing reliable BTL analysis.

• Buyer premium and other possible auction disbursements are not quantified.

• Completed value may differ materially from the comparables because specification, parking, access and plot constraints are unknown.

Recommendation

Treat as a conditional development opportunity only. Do not bid without verifying the planning permission, obtaining a full build-cost appraisal and confirming all auction, legal, service-connection and finance costs. The evidence is insufficient to recommend a firm bid or strategy.

Strategy Rating

Analysis Confidence

There are several recent same-road completed sales and a stated planning proposal, but the proposed dwelling’s floor area, planning conditions, build costs, rents, full fees and completed specification are unavailable.