Land at Moses View, Shireoaks, Worksop, Nottinghamshire, S81 8NH

Description

A plot of land measuring approximately 0.6 acres / 2,627 sq m (28,281 sq ft), with potential for development subject to obtaining all relevant consents. Conceptual plans have been drawn up for a dwelling, but no formal planning application has been submitted. Draft drawings are available upon request.

Location

The land is situated on a residential road close to local shops and amenities. Numerous green open spaces are within easy reach. Transport links are provided by Shireoaks rail station and the A57.

Tenure / Property Information

Investment Analysis

The £20,000+ guide is the only stated land pricing evidence. The sold comparables are completed detached houses on Moses View (£210,000–£325,000), not development land, so they cannot support a land GDV or end-value calculation. Conceptual dwelling plans exist, but no formal planning application has been submitted. The known minimum acquisition outlay is the guide price plus the £1,800 admin charge, before the unspecified buyer premium and other possible legal, search, seller-cost, transfer and disbursement charges.

Investment Snapshot

Strategy Recommendation

Treat this as a planning-led land purchase only. Review the legal pack and draft plans, investigate planning prospects and all site constraints, and bid only after allowing for the unknown buyer premium and other charges.

Works Required

Planning and development due diligence, including reviewing the draft drawings, assessing planning prospects, confirming access and services, and obtaining all required consents. No physical construction or refurbishment costs are evidenced.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR is not supportable at this stage. There is no completed property, planning consent, supported GDV, refurbishment budget or refinance valuation. Any future development case would depend materially on obtaining planning permission and establishing build costs and end value.

Buy-to-Let Analysis

BTL analysis is not currently supportable because this is undeveloped land with no completed dwelling, stated accommodation or established planning consent. The £650 pcm evidence is an advertised asking rent for flats near Moses View and is not evidence of rent for this site.

Flip Analysis

A flip calculation cannot be established. The site has only conceptual plans and no formal planning application, while the available sold comparables relate to completed detached houses rather than land. GDV, development cost, finance cost and resale surplus are therefore unsupported.

Investor Risks & Due Diligence

• No formal planning application has been submitted; development is subject to obtaining all relevant consents.

• Conceptual plans do not establish that a dwelling is acceptable or deliverable.

• The detached-house sold comparables are not directly comparable to the land.

• Buyer premium and other legal, search, seller-cost, transfer and disbursement charges are not quantified.

• No supported GDV, construction budget, rental evidence for a completed dwelling or refinance valuation is available.

Recommendation

Treat this as a planning-led land purchase only. Review the legal pack and draft plans, investigate planning prospects and all site constraints, and bid only after allowing for the unknown buyer premium and other charges.

Strategy Rating

Analysis Confidence

The guide price, site area, tenure, conceptual-plan status, known admin charge and nearby house sales are supplied, but there is no planning consent, formal valuation, development appraisal, build-cost evidence, site-services information or applicable land comparable evidence.