Land at Back Lane (including the barn), Matlock, Derbyshire, DE4 5LP

Description

An exciting opportunity to acquire approximately 6 acres of land in an attractive rural setting at Back Lane, Darley Moor, with far-reaching views across the surrounding Derbyshire countryside. Planning permission has been granted by Derbyshire Dales District Council under application reference 23/01188/FUL for the conversion of the existing barn to a dwellinghouse. The permission was granted on 13 November 2024.

Accommodation

Existing barn with planning permission for conversion to a dwellinghouse.

Location

The site occupies an elevated position within an established rural setting surrounded by open fields, mature woodland and rolling countryside. It is accessed via Back Lane, a non-classified highway which also carries Public Right of Way BOAT 66, Darley Dale. The lane has recently been repaired by the council but remains narrow. What3words: dignity.dives.fortress.

Tenure / Property Information

Investment Analysis

The £295,000 guide is not independently supportable from the supplied evidence. The two sold comparables are detached freehold properties at the same address but provide no floor areas, specifications or evidence that they are comparable to a six-acre barn-conversion opportunity. Planning permission for conversion was granted under application 23/01188/FUL on 13 November 2024, but the consent, approved accommodation, conditions and deliverability costs have not been supplied. No supported GDV, rental value or refurbishment budget can therefore be established.

Investment Snapshot

Strategy Recommendation

Treat this as a planning-led land and development opportunity, not an underwritten BTL or flip. Obtain and review the full planning consent, approved plans, legal pack, access position, surveys, service strategy and contractor-priced conversion budget before bidding. The evidence does not support a maximum bid at this stage.

Works Required

Conversion of the existing barn to a dwellinghouse in accordance with planning permission 23/01188/FUL. The supplied evidence does not identify the approved accommodation, structural condition, utilities, access works, drainage, services or construction specification, so no reliable works allowance can be estimated.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR strategy cannot be underwritten from the supplied evidence. GDV, conversion cost, completed accommodation, rent and refinance value are all unsupported. The £4,200 administration charge is known, but other potential special-condition costs are not quantified.

Buy-to-Let Analysis

BTL cannot be assessed because no sufficiently specific rental comparable or auctioneer rent estimate is supplied. The eventual dwelling's accommodation and specification are also unconfirmed.

Flip Analysis

A flip appraisal cannot be established. The supplied farm sales are not sufficiently comparable to value the converted dwelling or the development land, and no conversion budget, selling allowance or approved floor area is provided.

Investor Risks & Due Diligence

• Planning permission details, approved plans and conditions have not been supplied, so permission scope and deliverability cannot be verified.

• The existing barn's structural and physical condition is not provided, preventing a conversion-cost assessment.

• Access is via a narrow non-classified highway which also carries Public Right of Way BOAT 66, Darley Dale.

• Tenure and legal-pack terms are unknown.

• Potential special-condition costs, including searches, seller costs, legal fees, transfer fees and other charges, are not quantified.

• No sufficiently specific rental evidence or auctioneer rent estimate is available.

• The sold comparables are detached freehold properties and may not be comparable to this barn-conversion opportunity.

Recommendation

Treat this as a planning-led land and development opportunity, not an underwritten BTL or flip. Obtain and review the full planning consent, approved plans, legal pack, access position, surveys, service strategy and contractor-priced conversion budget before bidding. The evidence does not support a maximum bid at this stage.

Strategy Rating

Analysis Confidence

Planning approval and guide price are supplied, but the approved dwelling details, condition, conversion costs, GDV, rents, tenure, legal terms and comparable residential evidence are missing.