Land Adjacent to 34 Queens Road, Ware, Hertfordshire, SG12 7DN

Description

The lot comprises a plot of land measuring approximately 108 sq m (1,163 sq ft).

Accommodation

A plot of land measuring approximately 108 sq m (1,163 sq ft).

Location

The land is situated on a residential road close to local shops and amenities. The open spaces of King George's Field are within easy reach. Transport links are provided by Ware rail station.

Tenure / Property Information

Investment Analysis

The supplied comparable evidence relates to completed sales of houses at 34 and 5/23 Queens Road, not land. It provides useful local context but does not establish the value of this 108 sq m plot. No planning permission, development potential, access, services, valuation or land-specific comparable evidence is supplied, so GDV and a maximum bid cannot be supported.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence. Consider only after reviewing the legal pack and confirming planning potential, lawful access, services, title constraints and a land-specific development appraisal.

Works Required

No refurbishment works are evidenced. Any development would require confirmed planning consent or permitted development rights, access and service information, none of which is supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR strategy cannot be assessed because there is no evidenced dwelling, planning consent, development appraisal, refurbishment budget or supported GDV. Refinance at 75% of GDV is therefore unquantifiable.

Buy-to-Let Analysis

BTL analysis is not applicable on the supplied evidence because the lot has no accommodation. The £1,250 pcm figure is an advertised asking rent for a two-bedroom property and cannot be applied to this land plot.

Flip Analysis

A flip appraisal cannot be supported. The £339,000 comparable is a completed sale of the adjoining semi-detached house, not the subject land. Unknown planning, buildability, costs, resale value and selling costs prevent a reliable surplus calculation.

Investor Risks & Due Diligence

• Planning permission and development potential are not evidenced.

• The supplied sold comparables are houses rather than land and may not indicate plot value.

• Access, rights, easements, services and title restrictions are not supplied.

• Special-condition fees, seller costs, legal fees, transfer fees and disbursements may be payable but are not quantified.

• The plot has no evidenced accommodation or rental income.

Recommendation

Do not bid on the current evidence. Consider only after reviewing the legal pack and confirming planning potential, lawful access, services, title constraints and a land-specific development appraisal.

Strategy Rating

Analysis Confidence

The evidence confirms freehold ownership, approximate plot size, guide price and local house sales, but provides no planning, access, service, land valuation, development cost or applicable rental evidence.