Land at 135 Cottesmore Road, Leicester LE5 3LP

Description

A rectangular parcel of land situated in a highly popular location. The land is 16.5m in length. Has a maximum width of 4.30m and gated access to front with a width of 3.2m. Total area circa 66 sqm/710 sqft. Sold freehold. Offers scope for parking, storage or even redevelopment, subject to any required planning permissions.

Location

Situated in a highly popular location.

Tenure / Property Information

Investment Analysis

The evidence supports only contextual comparison: nearby terraced-house sales were £161,500–£215,000 from 2020 to 2024, with older sales at £185,000–£260,000. These are not directly comparable to a 66 sqm parcel of land and do not establish land value or development GDV. No planning consent, valuation, development appraisal, works budget or land-specific comparable evidence is supplied. The £9,000+ guide is therefore not independently validated. At the guide price, the 4.8% buyer premium is subject to the stated £6,000 minimum, making the guide purchase plus minimum premium £15,000 before any other costs.

Investment Snapshot

Strategy Recommendation

Treat as a speculative land acquisition only. Proceed only after confirming title, boundaries, access, services, planning prospects and all special-condition costs; otherwise do not bid on the supplied evidence.

Works Required

No specific works are evidenced. The parcel may offer potential for parking, storage or redevelopment, but any use would be subject to required planning permissions and other applicable consents. The stated rectangular 66 sqm area, 16.5m length, maximum 4.30m width and 3.2m gated access should be verified before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR appraisal cannot be supported because there is no established residential use, planning consent, development GDV, works budget, rental evidence or refinance valuation. Development and refinance potential remains entirely subject to due diligence and consents.

Buy-to-Let Analysis

BTL cannot be assessed: the asset is land with no dwelling or supported rental income. The supplied £1,200–£1,350 pcm asking rents relate to three-bedroom houses and are not applicable evidence for this parcel.

Flip Analysis

A flip surplus cannot be calculated. The nearby house sales are not reliable evidence of the resale value of this land, and no planning-led GDV, development costs, selling costs or land-specific comparables are supplied.

Investor Risks & Due Diligence

• No planning consent or confirmed lawful use is supplied for parking, storage or redevelopment.

• Nearby sold comparables are terraced houses rather than comparable land transactions.

• No development GDV, construction or professional-cost estimate is available.

• The buyer premium is subject to a £6,000 minimum, which materially affects the guide-price acquisition cost.

• Additional fees may be stated in the Special Conditions of Sale, which have not been provided.

• The parcel’s access, dimensions, boundaries, services and title restrictions require verification.

Recommendation

Treat as a speculative land acquisition only. Proceed only after confirming title, boundaries, access, services, planning prospects and all special-condition costs; otherwise do not bid on the supplied evidence.

Strategy Rating

Analysis Confidence

The evidence confirms freehold land dimensions, guide price, buyer premium and nearby house sales, but provides no land valuation, planning position, development appraisal, costs, rental basis or special-condition details.