Land at Quarry Gate, Shalford Road, Guildford, Surrey, GU1 3XL

Description

Freehold parcel of land with potential. Future Development Opportunity (stpp). The sale comprises a parcel of land off Shalford Road. Whilst sold on an unconditional basis, the land could hold potential for development, subject to all necessary consents. All plans and CGI are indicative only. Buyers must rely only on their own enquiries with regard to any development potential and permissions required.

Location

The site is located off Shalford Road. Public transport links include Guildford mainline station together with a network of local bus services servicing the surrounding vicinity. Road communications are provided by the A3, providing access into London and the M25 Motorway to the north. A comprehensive range of shops, cafes and restaurants are available locally within Guildford town centre.

Tenure / Property Information

Investment Analysis

The evidence supports only a £5,000 auction guide for an unconditional freehold land parcel. The supplied comparable sales are detached houses, not land, so they cannot support a land value or development GDV. The description states only potential development subject to all necessary consents; no planning permission, site area, scheme, accommodation schedule, valuation or build-cost evidence is supplied. The £1,687 pcm advertised rent cannot reasonably be applied to an unspecified land parcel.

Investment Snapshot

Strategy Recommendation

Do not bid on investment assumptions alone. Treat this as a planning-led land opportunity and proceed only after satisfactory independent due diligence confirms a viable scheme, permissions, costs and resale value.

Works Required

No physical works are evidenced. Before bidding, undertake planning, title, access, services, site, environmental and viability due diligence, and obtain professional advice on any potential development scheme and required consents.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR is not assessable. No habitable or lettable accommodation, refurbishment scope, GDV, planning consent or refinance valuation is supplied. The £6,800 base outlay comprises the £5,000 guide plus the known £1,800 inclusive-of-VAT contract documentation fee, excluding any seller fees and all unknown costs.

Buy-to-Let Analysis

BTL is not assessable because the asset is described as a parcel of land with no accommodation or established rental use. The supplied £1,687 pcm figure is an advertised asking rent and is not sufficiently linked to this land parcel to support a yield calculation.

Flip Analysis

A flip appraisal cannot be completed because no consented scheme, GDV, build cost, professional cost, finance cost or supported selling allowance is provided. The detached-house comparables do not establish the value of this land parcel.

Investor Risks & Due Diligence

• The land is sold unconditionally and no planning permission or development consent is evidenced.

• The description states that plans and CGI are indicative only and buyers must rely on their own enquiries.

• No site area, access arrangements, services information or development scheme is supplied.

• Unknown seller fees may be payable under the Special Conditions of Sale.

• The detached-house sold comparables are not reliable evidence for valuing this land parcel.

• The supplied rental evidence is an advertised asking rent and is not shown to relate to accommodation on the land.

Recommendation

Do not bid on investment assumptions alone. Treat this as a planning-led land opportunity and proceed only after satisfactory independent due diligence confirms a viable scheme, permissions, costs and resale value.

Strategy Rating

Analysis Confidence

The guide and contract documentation fee are supplied, but there is no site area, planning position, proposed scheme, accommodation, condition, development valuation, cost plan or directly comparable land evidence.