Land Adjacent to The Gables, Banters Lane, Great Leighs, Chelmsford, Essex CM3 1NT

Description

The lot comprises a substantial 1.32 acre (5,350 sq m) freehold site with the benefit of full planning permission for eight detached family homes extending to approximately 18,924 sq ft (1,758 sq m) of accommodation in total. The consented scheme provides a high quality mix of three five bedroom houses, four four bedroom houses and one three bedroom house, set on generous plots in a low density layout in keeping with the village setting. With a recent and implementable consent in place, the site offers a ready to deliver development opportunity in a strong and established residential location.

Location

Great Leighs is a sought after village set in open Essex countryside between Chelmsford and Braintree, with the A131 and A120 providing fast road links to the A12 and the wider network. Chelmsford, with its mainline service to London Liverpool Street and full range of shops, schools and amenities, is within easy reach. The village itself offers a primary school, public house and local services, with extensive open spaces and countryside on the doorstep.

Investment Analysis

Investment Snapshot

Property & Refurbishment

I would initially allow approximately £12,000–£25,000 for the works indicated by the listing, investor-grade finishing and contingency. This is an HB/AI feasibility allowance rather than a contractor quotation. A full survey and itemised trade pricing are required before fixing the budget.

Rental Analysis

No sufficiently reliable property-specific rental comparable was independently verified during this batch market check. I have therefore not invented a market rent. For a final bid decision, research like-for-like current/achieved lettings in the same street, postcode and immediate area.

GDV / Resale Analysis

No sufficiently specific sold comparables were independently verified for this property during this high-volume batch market check. I have therefore not manufactured a GDV figure. Before bidding, establish value from recent like-for-like completed sales or, for commercial/tenanted assets, appropriate investment-yield evidence. Any future HB estimate should be clearly distinguished from a RICS valuation.

Properties Sold Within Approx. 5 Miles

No sufficiently specific sold comparables were independently verified during this market check. This is intentionally left evidence-led rather than populated with fabricated transactions.

Potential BRRR Position

A reliable BRRR refinance calculation cannot be produced until a comparable-supported completed value and, where relevant, achievable rent are established. Any refinance would also depend on lender valuation, LTV, rental stress tests, construction, tenure and borrower criteria.

Flip Analysis

A flip should only be pursued once a conservative resale value has been supported by recent completed-sale evidence. Deduct acquisition tax, the auction administration charge, legal fees, finance, holding costs, refurbishment/development costs, contingency and selling costs; headline guide-to-value uplift is not net profit.

Investor Risks & Due Diligence

• Review the complete legal pack, title/lease and all auction disbursements before bidding.




• Obtain an appropriate survey/site inspection and contractor or professional costings.




• Verify any stated tenancy, lease, rent, possession or planning information independently.




• Obtain recent like-for-like sold and rental evidence before fixing GDV or achievable rent.

Recommendation

Preferred strategy: Development / Land Appraisal. The recommendation is based on the listing facts and current configuration. Because property-specific sold/rental comparables were not verified for every lot in this batch, the final bid ceiling should be set only after local market evidence and legal/condition due diligence are completed.

Strategy Rating

BRRR: ★☆☆☆☆

Buy-to-Let: ★☆☆☆☆

Flip: ★★☆☆☆

Development: ★★★★☆