Land at Bylands Barn Maris Meadow, Redbourn, St. Albans, Hertfordshire, AL3 7FB

Description

A Plot of Land Measuring Approximately 425 sq m (4,574 sq ft). Potential for Development (Subject to Obtaining all Relevant Consents). The lot comprises a plot of land measuring approximately 552 sq m (5,952 sq ft).

Location

The land is situated on a residential road close to local shops and amenities. The open spaces of Flamsteadbury Park are within easy reach. Transport links are provided by Harpenden rail station and the M1.

Tenure / Property Information

Investment Analysis

The evidence does not support a reliable market value or GDV. The supplied sales are not directly comparable development-land transactions: they comprise detached, terraced, semi-detached and one unspecified “Other” property, with prices from £80,000 to £1,895,500. The property description also gives inconsistent plot areas of approximately 425 sq m and 552 sq m. No planning consent, guide price, scheme, buildable area or development valuation is supplied.

Strategy Recommendation

Treat as speculative planning-led land only. Obtain and review the legal pack, confirm the actual site area and investigate planning feasibility before bidding; do not rely on BTL or BRRR assumptions.

Works Required

No refurbishment scope is evidenced. Any development would require establishing the correct plot area, investigating planning policy and obtaining all relevant consents before committing to construction works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR is not currently supportable. There is no completed dwelling, rent evidence, GDV, planning consent or works budget, so refinance proceeds and cash requirements cannot be calculated.

Buy-to-Let Analysis

BTL analysis cannot be established because there is no existing accommodation, rental comparable, auctioneer rent estimate or development consent. The land should not be underwritten on rental income without a consented scheme and supported rent evidence.

Flip Analysis

A flip appraisal cannot be calculated because no guide price, planning consent, scheme, build cost, GDV or supported selling allowance is supplied. The sold comparables are existing residential properties and are not sufficient evidence for valuing this land.

Investor Risks & Due Diligence

• Development potential is expressly subject to obtaining all relevant consents.

• The description gives two inconsistent plot areas: approximately 425 sq m and 552 sq m.

• No guide price is supplied, preventing bid and project-cost analysis.

• No development, construction or professional-cost allowances are supplied.

• No rental evidence or auctioneer rent estimate is supplied.

• Buyer disbursements may be payable, but the legal-pack amounts are not provided.

• The available sold comparables are existing residential properties rather than clearly comparable land transactions.

Recommendation

Treat as speculative planning-led land only. Obtain and review the legal pack, confirm the actual site area and investigate planning feasibility before bidding; do not rely on BTL or BRRR assumptions.

Strategy Rating

Analysis Confidence

Key valuation inputs are absent, including guide price, planning position, buildable scheme, costs, rent, GDV and confirmed site area. The supplied comparables are not directly comparable development-land evidence.