Land at rear of Picketts Meadow Farm, Picketts Lane, Uckfield, East Sussex, TN22 3EG

Description

Approximately 15.43 acres of gently sloping equestrian land divided into a number of paddocks, with electric and part timber fencing. Includes a 20m x 40m riding arena, a small complex of agricultural buildings and stables, a former brick-built cowshed partly used as stabling and partly as a store, further timber stables and a pole hay barn. Access is via Picketts Lane with a private concrete drive extending around the brick building. A previously used additional access from the A22 would need to be re-established.

Accommodation

Former brick-built cowshed partly used as stabling and partly as a store, further timber stables, pole hay barn and a 20m x 40m riding arena.

Location

Located on the rural outskirts of the village of Nutley within the High Weald Area of Outstanding Natural Beauty, close to Ashdown Forest and well positioned for road links on the A22.

Tenure / Property Information

Investment Analysis

The guide is £305,000+. The only supplied sold comparables are detached freehold houses on the same road from 1996 and 2016, so they do not provide a reliable valuation for 15.43 acres of equestrian land with stables, agricultural buildings, a hay barn and riding arena. No supported GDV, rental value or refurbishment budget can therefore be established. The £2,100 buyer contract fee applies at a purchase price of £301,000 or above, but SDLT, VAT, legal and search costs remain unspecified.

Investment Snapshot

Strategy Recommendation

Do not bid on an investment-return basis without an independent equestrian land valuation, planning and title review, access assessment and building-condition inspection. Treat the £305,000+ guide as an unverified starting point rather than an evidenced maximum bid.

Works Required

No specific refurbishment defects or works scope are evidenced. Due diligence should assess the condition and ongoing maintenance requirements of the electric and timber fencing, stables, brick cowshed, pole hay barn, riding arena, private concrete drive and existing access arrangements. Any proposed re-establishment of the former A22 access requires confirmation of feasibility and permissions.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR strategy cannot be underwritten from the supplied evidence. There is no supported acquisition-to-value basis, refurbishment budget, rental income or refinance valuation. The existing equestrian buildings and access should be legally, planning-wise and structurally reviewed before considering finance or operational use.

Buy-to-Let Analysis

BTL analysis is not supported because no sufficiently specific rental comparable or auctioneer rent estimate is provided. The asset is described as vacant equestrian land rather than residential accommodation, and no residential letting income is evidenced.

Flip Analysis

A flip appraisal cannot be established. The supplied house comparables are not sufficiently comparable to the equestrian land and buildings, while no selling allowance, land valuation or supported GDV is provided. The former A22 access and the property's High Weald Area of Outstanding Natural Beauty setting warrant specific due diligence.

Investor Risks & Due Diligence

• No sufficiently specific market rental evidence or auctioneer rent estimate is provided.

• The supplied sold comparables are detached houses and are not reliable direct comparables for this equestrian land asset.

• The former additional A22 access would need to be re-established, with feasibility and permissions unconfirmed.

• The condition and repair requirements of the fencing, buildings, stables, arena, hay barn and drive are not evidenced.

• The High Weald Area of Outstanding Natural Beauty setting may require careful planning and use due diligence.

• SDLT, VAT, legal and search costs are unspecified, in addition to the £2,100 buyer contract fee applicable at the guide level.

Recommendation

Do not bid on an investment-return basis without an independent equestrian land valuation, planning and title review, access assessment and building-condition inspection. Treat the £305,000+ guide as an unverified starting point rather than an evidenced maximum bid.

Strategy Rating

Analysis Confidence

The description provides useful land, building, access and tenure information, but there is no directly comparable land sale, rental evidence, GDV, condition report, refurbishment budget or complete acquisition-cost schedule.