Land at Kings Road, Bury St Edmunds, Suffolk

Description

A freehold residential development opportunity extending to approximately 2.61 acres (1.05 hectares), comprising a consented residential development site together with adjoining allocated development land.

Accommodation

Consented land - 0.56 hectares (1.40 acres); Allocated Land - 0.49 hectares (1.21 acres); Total - 1.05 hectares (2.61 acres).

Location

The site is situated within the popular Suffolk market town of Bury St Edmunds, approximately 0.6 miles west of the town centre. The property fronts Kings Road and occupies a predominantly residential location surrounded by established housing. Bury St Edmunds benefits from excellent regional connectivity with the A14 providing access to Cambridge and the A11/M11 motorway network. The town centre offers a comprehensive range of retail, leisure and employment amenities.

Tenure / Property Information

Investment Analysis

The £500,000 guide equates to approximately £191,571 per gross acre across the 2.61-acre holding, but this is not a valuation. The supplied sold comparables are existing houses on Kings Road, ranging from £195,000 to £385,000, and do not establish land value or completed development values. No unit mix, planning details, consented housing schedule, build costs, affordable-housing obligations, abnormal costs or evidence for the allocated land value has been supplied. A GDV, development appraisal and evidence-based maximum bid therefore cannot be established.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. Obtain and verify the planning consent, approved unit schedule, title constraints, viability information, infrastructure and abnormal-cost reports, development appraisal and all buyer/seller charges before setting a land value or maximum bid.

Works Required

Development rather than refurbishment: progress the consented residential development on the 0.56-hectare site and assess the 0.49-hectare allocated land. The evidence does not specify the approved layout, dwelling sizes, infrastructure requirements, demolition, remediation, utilities, access works or landscaping, so no works budget can be supported.

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. There is no supported completed GDV, unit mix, development cost, programme, finance cost or rental evidence. Refinancing at 75% of GDV cannot be calculated.

Buy-to-Let Analysis

Not suitable for a conventional BTL assessment at this stage. The asset is development land rather than completed lettable accommodation, and no sufficiently specific rental evidence or completed unit schedule has been supplied. Rent and yield cannot be established.

Flip Analysis

A development resale strategy may be possible because part of the holding is described as a consented residential development site, but the financial outcome cannot be calculated. The sold house comparables are not sufficient to derive GDV, and no build or selling-cost evidence has been supplied.

Investor Risks & Due Diligence

• The 0.49-hectare allocated land is not stated to have planning consent and its development value is unquantified.

• The consented site's approved dwelling numbers, sizes, tenure mix and planning obligations are not supplied.

• Build costs, infrastructure, abnormal costs, professional fees, finance costs and programme are unknown.

• Buyer fees, seller or third-party charges and any VAT election are not specified.

• The supplied sold comparables are houses and are not directly comparable to development land.

• No sufficiently specific rental evidence is available for a completed-unit investment appraisal.

Recommendation

Do not bid on the current evidence alone. Obtain and verify the planning consent, approved unit schedule, title constraints, viability information, infrastructure and abnormal-cost reports, development appraisal and all buyer/seller charges before setting a land value or maximum bid.

Strategy Rating

Analysis Confidence

The description confirms tenure, approximate site areas, vacancy, a consented site and allocated land, but omits the key planning, unit, cost, GDV, rental and fee information required for a reliable appraisal.