Land Adjacent to 44 Garfield Road, Enfield, Middlesex, EN3 4RR

Description

A Plot of Land Measuring Approximately 210 sq m (2,260 sq ft). The lot comprises a plot of land measuring approximately 210 sq m (2,260 sq ft).

Location

The land is situated on a residential road close to local shops and amenities. The open spaces of Ponders End Park are within easy reach. Transport links are provided by Southbury overground station and Ponders End rail station.

Tenure / Property Information

Investment Analysis

The evidence confirms a freehold land plot of approximately 210 sq m (2,260 sq ft), but provides no planning consent, permitted development information, access/services details, site constraints or development scheme. The sold comparables are completed sales of terraced houses on Garfield Road, not land, so they do not support a land value or GDV. The £50,000+ guide is not a supported market valuation. The known buyer cost is an £1,800 inc VAT admin charge; further disbursements and other legal or transfer charges may apply under the legal pack.

Investment Snapshot

Strategy Recommendation

Do not bid on the supplied evidence alone. Review the legal pack and obtain planning, access, services and development-cost advice before considering the plot as a development opportunity.

Works Required

No physical works are evidenced. Any development would require confirmation of planning, access, services, design, construction costs and professional fees before works can be specified or costed.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR is not assessable. There is no supported GDV, rental figure, planning position, development budget or refinance basis. The residential comparables cannot be used as a land GDV without evidence of an achievable development.

Buy-to-Let Analysis

BTL cannot be assessed because the asset is land with no accommodation, no supported rental evidence for this location or proposed dwelling, and no development costs or completed scheme.

Flip Analysis

A flip analysis cannot be completed because no planning consent, development specification, build cost, GDV or supported selling allowance is provided. The terraced-house sales are not directly comparable to the vacant land plot.

Investor Risks & Due Diligence

• No planning consent, permitted development position or development scheme is supplied.

• Access, rights, services, title restrictions and site constraints are not provided.

• No supported land valuation or GDV is available; the house comparables are not directly comparable.

• Construction, professional, finance and other project costs are unknown.

• Disbursements and other charges may be payable under the legal pack.

• The plot may not produce rental income unless successfully developed.

Recommendation

Do not bid on the supplied evidence alone. Review the legal pack and obtain planning, access, services and development-cost advice before considering the plot as a development opportunity.

Strategy Rating

Analysis Confidence

The evidence confirms plot size, freehold tenure, guide price and one known charge, but lacks planning, legal, development, valuation, rental and cost information. The supplied sales are houses rather than land.