Land adjoining Bordriggs Farm, Kendal Road, Bowness-On-Windermere, Windermere, Cumbria

Description

An irregular shaped area of open grass land surrounding Bordriggs Farm extending to approximately 2.4 Acres (0.9 ha). The land is bounded by post and rail fences on all sides. The site may suit a variety of uses and/or development, subject to the relevant consents being obtained.

Location

The site is located in a popular location close to the banks of Lake Windermere and Windermere Marina Village within the Lake District National Park.

Tenure / Property Information

Investment Analysis

The £455,000 guide is not directly supported by the supplied sold comparables, which relate to completed residential properties rather than development land. The 2.4-acre site may have development potential, but no planning consent, allocation, valuation evidence or permitted use is supplied. The 2.75% buyer administration charge would be £12,512.50 at the guide price, before other possible costs.

Investment Snapshot

Strategy Recommendation

Proceed only as a planning-led land acquisition after reviewing the legal pack, planning position, access, services, site constraints and professional valuation. Do not underwrite from the supplied residential comparables.

Works Required

No works allowance can be supported. Any development would require relevant consents, with the scope, infrastructure and construction requirements currently unknown.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR is not supportable without an evidenced development consent, scheme, GDV, build budget or rental income. Refinancing cannot be calculated reliably.

Buy-to-Let Analysis

BTL analysis is not applicable on the supplied evidence: there is no accommodation or sufficiently specific rental comparable, and the site’s permitted use is unknown.

Flip Analysis

A flip appraisal cannot be established. The residential sold comparables are not sufficiently comparable to this open land, and no consent, development scheme, GDV or project costs are supplied.

Investor Risks & Due Diligence

• Development is subject to relevant consents, which are not evidenced.

• No comparable land transactions or formal valuation are supplied.

• Residential sold comparables may not reflect the value of this open land.

• Development, infrastructure and other project costs are unknown.

• Additional search, seller, legal, transfer and disbursement costs may be payable.

• No rental evidence or established accommodation is supplied.

Recommendation

Proceed only as a planning-led land acquisition after reviewing the legal pack, planning position, access, services, site constraints and professional valuation. Do not underwrite from the supplied residential comparables.

Strategy Rating

Analysis Confidence

The site size, tenure, guide and fee are supplied, but there is no planning status, permitted use, development scheme, GDV, cost plan or rental evidence.