Land at Broomhill Road, Larkhall, South Lanarkshire

Description

The site extends to approximately 17.6 acres (7.12 ha) and is located to the rear of the ASDA store and Larkhall Academy’s sports pitches. Consisting of a mixture of scrub vegetation and open ground set within existing mature woodland, the site provides an established environment to develop within. Lovell Homes have now completed the development of 97 units on the land to the south which have all been sold. Access to the site is either via Montgomerie Avenue or Broomhill Drive at the northern side of the site (and adjacent to Asda). A hammerhead currently exists where an access road into the site can be made. The site benefits from excellent views west towards the Larkhall viaduct, Cherry Hill and Millheugh Bridge. The old railway line which links to the viaduct over the Avon Water provides a picturesque walking route. The adjoining land to the west of the site is protected as a Site of Special Scientific Interest which again adds to the attraction of the landscape.

Accommodation

17.6 acres (7.12 ha)

Location

The site is located on the western side of Larkhall, a small town within the local authority of South Lanarkshire. Larkhall lies approximately 4.5 miles southeast of Hamilton and approximately 17 miles southeast of Glasgow. The town is situated just off Junction 7 of the M74 motorway and has a train station with direct rail links to Hamilton and Glasgow. The site lies adjacent to Larkhall Academy, ASDA, Home Bargains, Iceland and Larkhall Leisure Centre.

Tenure / Property Information

Investment Analysis

The site comprises approximately 17.6 acres of vacant land at a £350,000 guide, equivalent to approximately £19,886 per acre. The evidence confirms surrounding development, nearby amenities, potential access points and established woodland, but provides no planning consent, allocation, valuation, development appraisal, infrastructure-cost evidence or comparable land sales. A GDV or supported maximum bid therefore cannot be established.

Investment Snapshot

Strategy Recommendation

Treat as a planning-led land opportunity rather than a BTL, BRRR or refurbishment purchase. Do not bid above a separately commissioned residual land valuation until planning, title, access, infrastructure, ground and environmental due diligence are satisfactory.

Works Required

No refurbishment scope is evidenced. Any development would require confirmation of planning status, permitted use, access, infrastructure, ground conditions, woodland/ecology matters and the effect of the adjoining protected SSSI before costs can be estimated.

Rental & Market Context

Potential BRRR Position

A BRRR strategy cannot be underwritten. There is no supported residential accommodation, refurbishment budget, GDV, rental evidence or refinance valuation. The adjacent completed 97-unit development is context only and does not establish this site's planning or value.

Buy-to-Let Analysis

BTL is not applicable on the supplied evidence. This is vacant development land with no accommodation or supported rental evidence, so rent and yield cannot be established.

Flip Analysis

A land-development resale strategy is potentially relevant, but no planning position, unit yield, development appraisal, build costs, exit values or comparable sales are supplied. Flip surplus and a maximum bid cannot therefore be calculated.

Investor Risks & Due Diligence

• Planning status, allocation and development capacity are not supplied.

• No comparable land sales or formal valuation are provided.

• Access is described as possible via identified locations, but legal access rights and infrastructure capacity are not evidenced.

• Build, infrastructure, abnormal-ground and enabling costs are unavailable.

• The adjoining Site of Special Scientific Interest and mature woodland may require specific environmental and ecological due diligence; the evidence does not quantify any constraints.

• Buyer fees, VAT and potential seller charges are unspecified.

Recommendation

Treat as a planning-led land opportunity rather than a BTL, BRRR or refurbishment purchase. Do not bid above a separately commissioned residual land valuation until planning, title, access, infrastructure, ground and environmental due diligence are satisfactory.

Strategy Rating

Analysis Confidence

The evidence describes the site and surrounding context but omits planning status, development capacity, comparable sales, costs, charges, infrastructure information and any supported rental or GDV evidence.