Land at Sinclare Close, Enfield

Description

A freehold garage site of approximately 4,251 sq ft comprising 8 lock up garages with hard standing. Potential for development subject to consents. Vacant.

Accommodation

8 lock up garages with hard standing; approximately 395 sq m (4,251 sq ft).

Location

Accessed off Carterhatch Lane close to its junction with Irkdale Avenue, within a predominantly residential area. Convenient to the local amenities on Lancaster Road, which is a short distance to the west. Enfield Town is less than one mile to the south and provides a broad range of shops, bars and restaurants. Enfield Station provides a direct link to central London with a journey time of approximately half an hour.

Tenure / Property Information

Investment Analysis

The £260,000 guide is the only site-specific pricing evidence. The Land Registry comparables are terraced houses on Sinclare Close, ranging from £352,000 to £450,000, and do not provide a reliable valuation for this vacant freehold garage site. Residential development potential is expressly subject to consents, with no planning permission, scheme, residential GDV, rental evidence or development costs supplied. Buyer fees, VAT and possible seller charges are also unspecified.

Investment Snapshot

Strategy Recommendation

Treat as a planning-led land opportunity rather than an income investment. Proceed only after satisfactory planning, title, access, service and cost due diligence; do not bid on assumed residential GDV.

Works Required

No refurbishment scope or defects are evidenced. Required pre-acquisition work is planning and title due diligence, including assessment of development feasibility, access, services and any required repairs to the existing garages, with costs to be established.

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 residential scheme, GDV, refurbishment budget, rent, refinance valuation or total project cost. Development consent would be required before any residential refinance case could be assessed.

Buy-to-Let Analysis

No sufficiently specific rental evidence or auctioneer rent estimate is supplied. The current garages are vacant, so passing income and a supported gross yield cannot be established. BTL analysis is therefore unsupported.

Flip Analysis

A flip cannot be quantified because the terraced-house comparables do not establish the value of this garage site or a consented end value. No development scheme, build cost, professional cost, finance cost or selling allowance is supplied. Any residential flip calculation would be speculative.

Investor Risks & Due Diligence

• Residential development potential is subject to planning and other consents, none of which are evidenced.

• Terraced-house sold comparables are not directly comparable to the garage site.

• The site is vacant and no rental income or rental estimate is supported.

• Buyer fees, VAT and possible seller charges are unspecified.

• No condition, repair, service, access or development-cost evidence is supplied.

• The existing garages may not provide a viable alternative income strategy without supported rental evidence.

Recommendation

Treat as a planning-led land opportunity rather than an income investment. Proceed only after satisfactory planning, title, access, service and cost due diligence; do not bid on assumed residential GDV.

Strategy Rating

Analysis Confidence

The evidence confirms tenure, vacancy, existing garage use, site size and guide price, but provides no planning position, development scheme, site valuation, condition assessment, rental evidence, works budget or complete acquisition-cost information.