Land Adjacent to, 77 St. Peters Road, Uxbridge, Hillingdon

Description

A plot of land measuring approximately 171 sq m (1,840 sq ft) comprising a vacant single storey structure. Offered with planning permission for the erection of a new three bedroom house.

Accommodation

Vacant single storey structure.

Location

The land is situated on a residential road close to local shops and amenities. The open spaces of Cowley Recreation Ground are within easy reach. Transport links are provided by West Drayton rail station.

Tenure / Property Information

Investment Analysis

Freehold 171 sq m plot with a vacant single-storey structure and planning permission for a new three-bedroom house with parking. Local completed sales range from £400,000 to £515,000, but the evidence does not confirm that these properties are equivalent new-build comparables or establish a reliable GDV. Construction costs, professional fees and planning conditions are also not supplied.

Investment Snapshot

Strategy Recommendation

Development-led appraisal only after verifying planning permission, legal pack, build costs and comparable new-build values. Do not rely on the guide price alone.

Works Required

Demolish or replace the existing vacant single-storey structure and construct the permitted three-bedroom house, including the approved car parking. Detailed construction scope and costs require review of the planning and legal documents.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Potentially suitable for a development-led BRRR strategy, but GDV, construction costs, finance costs, valuation and refinance assumptions are unavailable. The 75% GDV refinance figure and cash left in cannot therefore be calculated reliably.

Buy-to-Let Analysis

This is currently vacant land/structure rather than an income-producing dwelling. Advertised three-bedroom rents are £2,050–£2,200 pcm, implying gross yields of approximately 30.75%–33.00% against the £80,000 guide only; a meaningful completed-project yield cannot be established without GDV, build cost and total project cost.

Flip Analysis

A flip may be possible following construction, with local sales evidence between £400,000 and £515,000. However, the comparables are not confirmed as equivalent new-build three-bedroom houses and no supported construction or selling-cost allowance is available, so projected surplus cannot be calculated.

Investor Risks & Due Diligence

• Planning permission conditions and deliverability are not provided.

• Construction and professional costs are unavailable.

• Comparable sales are not confirmed as equivalent new-build three-bedroom properties.

• Additional disbursements and seller-related legal or transfer charges may apply.

• Asking rents are not achieved rents and apply only after a dwelling is completed.

Recommendation

Development-led appraisal only after verifying planning permission, legal pack, build costs and comparable new-build values. Do not rely on the guide price alone.

Strategy Rating

Analysis Confidence

Planning use, guide price, local sales and asking rents are supplied, but there is no verified equivalent GDV, construction budget, detailed specification or complete fee schedule.