Land at rear of Former Golden Ball Hotel, School Lane, Pilling, PR3 6AA

Description

Substantial freehold residential development site extending to approximately 1.7 acres in the desirable rural village of Pilling. The site benefits from full planning permission (Ref: 22/01005/FULMAJ) for 18 dwellings, including affordable housing provision. The original planning permission formed part of a wider scheme including the former Golden Ball Public House located to the front of the site. The residential development land to the rear benefits from the full planning consent and is being offered for sale independently.

Accommodation

Full planning permission for 18 dwellings: 2 three-bedroom detached bungalows, 8 three-bedroom semi-detached houses and 8 two-bedroom semi-detached houses.

Location

Semi-rural location in the popular village of Pilling, within reach of Garstang, Poulton-le-Fylde, Lancaster and Blackpool.

Tenure / Property Information

Investment Analysis

A substantial 1.7-acre freehold residential development site with full planning permission for 18 dwellings: two three-bedroom detached bungalows, eight three-bedroom semi-detached houses and eight two-bedroom semi-detached houses, including affordable housing provision. The £440,000 guide equates to approximately £24,444 per consented dwelling, but no evidence is supplied for completed dwelling values, construction costs, abnormal costs, infrastructure costs, professional fees, affordable-housing impact or selling costs. The supplied sold comparables are nearby but relate to existing properties or the former Golden Ball and do not establish a reliable GDV for this development. Accordingly, GDV and a maximum bid cannot be supported.

Investment Snapshot

Strategy Recommendation

Consider only as a conditional land-development opportunity after obtaining a detailed cost plan, residual land valuation, completed-value evidence and confirmation of all planning, affordable-housing and infrastructure requirements. Do not rely on the rent estimate alone.

Works Required

Develop the site in accordance with full planning permission Ref: 22/01005/FULMAJ, comprising 18 dwellings with the stated mix and affordable housing provision. The evidence does not quantify construction, site-preparation, infrastructure, professional or statutory costs.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR strategy would require acquisition, construction of the 18 approved dwellings, letting and refinancing against completed value. No evidence supports completed GDV, build cost, finance cost or refinance terms, so cash required and refinance proceeds cannot be calculated. The strategy is therefore conditional on a full development appraisal and confirmation of planning and affordable-housing obligations.

Buy-to-Let Analysis

This is undeveloped land, so there is no current rental income. The auctioneer estimates potential completed rents of £900–£1,300 pcm per dwelling; applied across 18 consented dwellings, this indicates potential gross rent of £16,200–£23,400 pcm, or £194,400–£280,800 annually. These are estimates rather than achieved rents, and a meaningful BTL yield cannot be established without total development cost, finance, operating costs, completion timing and confirmation of the final specification.

Flip Analysis

A development flip or resale could potentially be based on the existing planning consent, but no supported GDV or development-cost evidence is provided. The nearby sold comparables are not sufficiently comparable to value the consented scheme. Flip surplus and an informed maximum bid cannot therefore be calculated.

Investor Risks & Due Diligence

• No supported GDV or completed dwelling valuation is supplied.

• Construction, site-preparation, infrastructure, professional, finance and selling costs are unavailable.

• The consent includes affordable housing provision, but its financial and delivery impact is not quantified.

• The site is being sold independently from the former Golden Ball element of the wider scheme; interfaces and obligations are not evidenced.

• Auction buyer, administration and other fees are not supplied.

• The £900–£1,300 pcm rent range is an auctioneer estimate, not achieved passing rent, and may vary by completed house type and specification.

Recommendation

Consider only as a conditional land-development opportunity after obtaining a detailed cost plan, residual land valuation, completed-value evidence and confirmation of all planning, affordable-housing and infrastructure requirements. Do not rely on the rent estimate alone.

Strategy Rating

Analysis Confidence

The planning consent, unit mix, acreage, tenure and guide price are supplied, but there is no reliable GDV evidence, development-cost information, fee schedule, planning-obligation detail or confirmed achieved rental evidence for the proposed dwellings.