Land Adjacent to, The Coach House, Launceston Road, Bodmin, Cornwall

Description

Freehold Land with Further Potential subject to the necessary Consents being obtained. Freehold Land of approximately 1,795 sq ft. Plans have been prepared for the erection of a Three-Bedroom Detached Dwelling. A planning application has not been submitted. McHugh & Co make no representations or warranties with regard to this scheme and/or the validity of the aforementioned plans. Buyers must rely on their own enquiries with regard to any development potential, permissions required and any previous planning history in respect of the site.

Accommodation

Plans have been prepared for the erection of a Three-Bedroom Detached Dwelling. A planning application has not been submitted.

Location

Situated on Launceston Road, close to the amenities available in Bodmin Town Centre and travelling facilities including Bodmin Parkway Train Station.

Tenure / Property Information

Investment Analysis

The guide is £5,000+, with a £500 buyer premium inclusive of VAT for lots below £10,000. The approximately 1,795 sq ft freehold site has prepared plans for a three-bedroom detached dwelling, but no planning application has been submitted and no planning consent or development value is evidenced. The supplied £915,000 Bodmin detached-house sale is not sufficient to establish a GDV for this unconsented site because no comparable details, build specification, date-adjusted value or planning position are provided.

Investment Snapshot

Strategy Recommendation

Treat as a high-risk planning-led land opportunity only. Proceed only after independent checks of planning history, access, services, title, site constraints, viability and the acceptability of the proposed dwelling; do not rely on the prepared plans or auction guide as evidence of development value.

Works Required

Potentially erect the proposed three-bedroom detached dwelling shown on the prepared plans, subject to planning permission, building regulations, other necessary consents and technical investigations. No construction or professional-cost estimate is supplied, and no works should be assumed before consent and due diligence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR is currently unsupported because there is no consented or completed dwelling, no build-cost evidence, no GDV, no finance assumptions and no supported refinance value. The £500 buyer premium is known for a purchase below £10,000, while the seller may charge additional completion fees under the special conditions.

Buy-to-Let Analysis

BTL analysis cannot be established. The site is not evidenced as an existing lettable dwelling, the proposed dwelling has not been built or consented, and the single £600 pcm advertised rental listing cannot establish an achieved rent for the future property.

Flip Analysis

A flip appraisal cannot be quantified. A planning application has not been submitted, construction costs and professional fees are absent, and no supported resale GDV or selling allowance is available. The supplied £915,000 sale cannot be applied directly to this site.

Investor Risks & Due Diligence

• No planning application has been submitted.

• The auctioneer makes no representation or warranty regarding the plans or their validity.

• Development potential and required permissions must be independently verified.

• Construction, professional, finance and infrastructure costs are not supplied.

• The single detached-house sale is insufficient to establish a site GDV.

• Additional seller fees may be payable under the special conditions of sale.

• The proposed dwelling is not an existing income-producing asset.

Recommendation

Treat as a high-risk planning-led land opportunity only. Proceed only after independent checks of planning history, access, services, title, site constraints, viability and the acceptability of the proposed dwelling; do not rely on the prepared plans or auction guide as evidence of development value.

Strategy Rating

Analysis Confidence

Evidence confirms the freehold site, approximate area, prepared plans, guide and buyer premium, but provides no planning consent, build cost, GDV, detailed comparable evidence, services information or confirmed development viability.