Land at Horse Common Lane, Huntingdon, PE29 1JY

Description

A freehold parcel of land comprising approx. 200 sq m (2,153 sq ft). Outline planning consent for a detached dwelling. Vacant.

Location

The property is situated in Huntingdon town centre, a historic and prosperous market town in Cambridgeshire. The location benefits from immediate access to a wide range of retail, leisure and public amenities, together with the town's established commercial core and attractive Market Square. Huntingdon serves as an important administrative and employment centre within the region and continues to benefit from strong residential and commercial demand. Huntingdon Railway Station provides frequent services to London King's Cross, Cambridge and Peterborough. The area is also well connected by road, with convenient access to the A1(M) and A14, providing direct links to Cambridge, the Midlands and the national motorway network. Local bus services and the Cambridgeshire Guided Busway further enhance accessibility.

Tenure / Property Information

Investment Analysis

The £75,000 guide is the only current pricing evidence. One same-lane 2023 completed sale at £120,000 is recorded as “Other” and is not sufficiently detailed to establish the value of this 200 sq m plot or the completed dwelling. Outline consent is noted, but no GDV, build-cost, professional-fee, finance-cost or detailed planning-condition evidence is supplied. Buyer fees, VAT and possible seller charges are also unspecified.

Investment Snapshot

Strategy Recommendation

Treat as a development opportunity only. Obtain planning documents, a measured build appraisal, services/access confirmation and a supported completed-property valuation before bidding; do not rely on the guide price or single comparable alone.

Works Required

Progress the outline planning consent, confirm all planning conditions and deliver the consented detached dwelling, including the permitted off-road parking. Construction scope and costs cannot be quantified from the evidence supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR cannot be quantified. The evidence does not establish the completed dwelling’s GDV, construction budget, finance costs, or refinance terms. A viable assessment requires confirmation of the outline consent conditions, build specification, total project cost and completed-property valuation.

Buy-to-Let Analysis

BTL is not assessable because the property is vacant land with no completed dwelling, no supported completion cost, and no reliable rent for the consented house. The supplied rents relate to existing one- and two-bedroom properties and cannot be applied to this plot without confirmed accommodation details.

Flip Analysis

A flip appraisal cannot be established because no supported completed-dwelling GDV or construction cost is provided. The £120,000 same-lane sale is categorised as “Other” and cannot by itself support a resale value for the proposed dwelling. Auction fees, VAT and seller charges may further affect the result.

Investor Risks & Due Diligence

• Outline planning consent may contain conditions or limitations that affect deliverability.

• No construction, professional, infrastructure or finance costs are supplied.

• No supported completed-dwelling GDV is available.

• The single £120,000 comparable is categorised as “Other” and may not be comparable to this development plot.

• Buyer premium, VAT treatment and possible seller charges are unspecified.

Recommendation

Treat as a development opportunity only. Obtain planning documents, a measured build appraisal, services/access confirmation and a supported completed-property valuation before bidding; do not rely on the guide price or single comparable alone.

Strategy Rating

Analysis Confidence

The evidence confirms tenure, plot size, vacancy, outline consent and guide price, but lacks detailed planning conditions, dwelling specification, GDV, construction costs, fees and finance assumptions.