Land adjoining 3, Courtfield Grove, Fishponds, Bristol, BS16 2DS

Description

A rare opportunity to purchase a building plot with full planning consent granted for the construction of a unique three-bedroom detached house, with private gardens and off-street parking. Situated in a quiet residential cul-de-sac in Fishponds, the site is conveniently located within walking distance of the extensive shops, cafés and other amenities along Fishponds Road.

Accommodation

Proposed 105 m² dwelling comprising an entrance hall, snug, utility room and cloakroom on the ground floor; a full-width open-plan kitchen/dining/living room with bi-folding doors onto the rear garden; three bedrooms on the upper floors, including a master bedroom with en-suite and dressing room; and a family bathroom. Externally, the property will benefit from two off-street parking spaces and gardens to the front, side and rear.

Location

Courtfield Grove is a quiet residential cul-de-sac in Fishponds, Bristol. The land is within walking distance of Fishponds Road, which offers supermarkets, independent shops, cafés and restaurants. The area is served by public transport with access to Bristol city centre and the M32, and the nearby Bristol and Bath Railway Path provides a route for walking and cycling.

Tenure / Property Information

Investment Analysis

The site has full planning consent for a proposed 105 m² three-bedroom detached house with gardens and two parking spaces. Nearby completed sales range from £275,000 to £371,000, but the evidence relates to existing semi-detached houses and leasehold flats rather than a directly comparable new detached house or building plot. A defensible GDV therefore cannot be established from the supplied evidence alone.

Investment Snapshot

Strategy Recommendation

Do not bid based on the supplied evidence alone. Obtain a full build-cost appraisal, planning-consent and CIL review, professional-fee budget, finance assessment and a direct valuation of the consented completed house before considering the site.

Works Required

Construct the consented 105 m² three-bedroom detached dwelling, including the stated entrance hall, snug, utility room, cloakroom, open-plan kitchen/dining/living room, bedrooms, bathrooms, gardens and two off-street parking spaces. Construction costs, professional fees and service costs are not supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A purchase, construction and refinance assessment cannot be completed because build costs, professional costs, finance costs, completed GDV and achievable rent are unavailable. At the £125,000 guide, the supplied buyer premium including VAT and CIL create known acquisition-related costs of £11,209.69, giving a guide price plus those two items of £136,209.69 before construction and other costs.

Buy-to-Let Analysis

No sufficiently specific rental evidence or auctioneer rent estimate is supplied, so rent and yield cannot be established. The property is currently a development plot rather than an income-producing dwelling.

Flip Analysis

A flip appraisal cannot be supported because there is no directly comparable completed detached new-build sale, no construction budget and no supported selling allowance. The nearby £340,000 and £371,000 sales are semi-detached properties, while the other evidence relates to leasehold flats.

Investor Risks & Due Diligence

• Construction and professional costs are not supplied, preventing a reliable total project cost.

• The £8,929.69 Community Infrastructure Levy payment is stated as payable and must be budgeted.

• The supplied comparable sales are not directly comparable to the proposed detached dwelling or development plot.

• No rental evidence or auctioneer rent estimate is available.

• Buyer premium of £2,280 including VAT is payable upon exchange, in addition to the guide price.

• Planning consent is stated but the decision notice, conditions and implementation requirements are not supplied.

Recommendation

Do not bid based on the supplied evidence alone. Obtain a full build-cost appraisal, planning-consent and CIL review, professional-fee budget, finance assessment and a direct valuation of the consented completed house before considering the site.

Strategy Rating

Analysis Confidence

Planning description, guide price, CIL, buyer premium and nearby completed sales are supplied, but direct GDV evidence, construction costs, rent, finance costs, selling costs and key planning details are absent.