Land at Queenborough Lane, Great Notley, Essex, CM77 7QD

Description

Vacant freehold land. Site area approximately 0.66 hectares (1.64 acres).

Location

The land is situated to the north of Queenborough Lane, on the south side of the A131. The shops and amenities of Braintree are to the north east. Braintree station provides services to London Liverpool Street, via Witham. The A131 and A12 are easily accessible. Great Notley Country Park is to the south west.

Tenure / Property Information

Investment Analysis

The guide is £10,000+, but no planning permission, allocation, development potential or land valuation evidence is supplied. The five sold comparables are detached houses on Queenborough Lane, ranging from £490,000 to £890,000, and are not reliable evidence of this 1.64-acre vacant land's value. GDV, rental value and a defensible maximum bid therefore cannot be established.

Investment Snapshot

Strategy Recommendation

Do not bid on an investment basis without satisfactory planning, title, access and development due diligence. Treat any purchase at or above the guide as speculative land acquisition rather than a validated development opportunity.

Works Required

No building or refurbishment works are evidenced. The required activity would be planning, title, access and development-potential investigation, but no associated costs are supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR is not supported by the evidence. There is no existing accommodation, refurbishment scope, rental evidence or GDV, and refinancing at 75% of GDV cannot be calculated.

Buy-to-Let Analysis

BTL is not assessable because the asset is vacant land and no sufficiently specific rental comparable or auctioneer rent estimate is provided. No accommodation is identified.

Flip Analysis

A land flip cannot be underwritten from the supplied evidence. The nearby detached-house sales are not land comparables, while planning status, development potential, resale value and selling costs are unknown. Estimated flip surplus is therefore unavailable.

Investor Risks & Due Diligence

• No planning permission, allocation or development potential is evidenced.

• The supplied sold comparables are houses rather than comparable land transactions.

• No rental income or accommodation is identified, so BTL metrics cannot be calculated.

• Actual purchase price is uncertain because the guide is £10,000+.

• Additional seller or third-party charges may apply and are not quantified.

• Title, access and other site-specific legal matters are not evidenced.

Recommendation

Do not bid on an investment basis without satisfactory planning, title, access and development due diligence. Treat any purchase at or above the guide as speculative land acquisition rather than a validated development opportunity.

Strategy Rating

Analysis Confidence

The land area, tenure, location, guide and nearby house sales are supplied, but there is no planning information, land comparable evidence, GDV, rent, cost schedule or buyer fee detail.