Land at Old Gardens Close and adjacent roads, Tunbridge Wells, Kent TN2 5ND

Description

Freehold land equivalent to 1.62 acres at Old Gardens Close, Elphicks Place, Bayham Road, Wallace Close and to the rear of 186-190 Forest Road. Verges adjacent to 1 & 10 Elphicks Close, 1 Old Gardens Close and 21 & 3 Wallace Close offer potential for significant garden extensions, possibly development of those sites, subject to planning. The title is believed to comprise land that is publicly maintained highway; buyers should make their own enquiries.

Location

The land is located at Old Gardens Close, Elphicks Place, Bayham Road, Wallace Close and to the rear of 186-190 Forest Road, Tunbridge Wells, Kent. Verges are adjacent to 1 & 10 Elphicks Close, 1 Old Gardens Close and 21 & 3 Wallace Close.

Tenure / Property Information

Investment Analysis

The evidence supports only a £500+ auction guide, not a market value. The sold comparables are detached houses on Old Gardens Close, not comparable land and cannot establish land value. Any value depends materially on planning, title extent, access, ownership of publicly maintained highway land and whether garden extensions or development are permitted. No planning evidence, development appraisal or land-specific comparable is supplied.

Investment Snapshot

Strategy Recommendation

Only consider as a speculative land/planning acquisition after independent legal, title, highway and planning due diligence. Do not value or bid by reference to the nearby house sales.

Works Required

No physical works can be specified from the evidence. The immediate requirement is legal, title, highway, access and planning due diligence before considering any garden extension or development proposal.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR strategy is not supported by the evidence because there is no established residential asset, refurbishment scope, GDV or rental income. Refinance would depend on a future planning outcome and completed development, neither of which is evidenced.

Buy-to-Let Analysis

BTL is not assessable. The asset is land with no accommodation and no sufficiently specific rental evidence. There is no supported rental income or yield calculation.

Flip Analysis

A flip appraisal cannot be established. The detached-house sales demonstrate local residential values only and are not evidence of this land's value. Resale prospects depend on planning, title and highway matters. No supported GDV or selling-cost allowance is available.

Investor Risks & Due Diligence

• The title is believed to include publicly maintained highway land, requiring specific legal and highway investigation.

• Potential garden extensions or development are expressly subject to planning and are not guaranteed.

• The land comprises multiple locations and areas, creating uncertainty over boundaries, access and practical use.

• No land-specific valuation evidence or planning appraisal is supplied.

• A 10% deposit applies subject to a £5,000 minimum, and additional fees may appear in the Special Conditions of Sale.

Recommendation

Only consider as a speculative land/planning acquisition after independent legal, title, highway and planning due diligence. Do not value or bid by reference to the nearby house sales.

Strategy Rating

Analysis Confidence

The evidence confirms freehold land and the auction guide but provides no land comparables, planning position, access/title resolution, development consent, rent, works scope or GDV.