Land at Sycamore Garth, Little Clifton, Workington, Cumbria CA14 1WF

Description

Two freehold plots of land situated between nos 8 & 9 Sycamore Garth and to the rear, running down to River Marron. Considered suitable for alternative uses, subject to the required consents being obtained. All interested parties are advised to consult with the local planning authority with regard to their intended use, prior to bidding.

Accommodation

Two freehold plots of land

Location

Situated between nos 8 & 9 Sycamore Garth and to the rear, running down to River Marron, Little Clifton, Workington, Cumbria.

Tenure / Property Information

Investment Analysis

The evidence supports only that the land has a £4,500 auction guide. The supplied Land Registry comparables are completed sales of houses on Sycamore Garth, not land, so they do not establish a land value or GDV. The plots may have alternative-use potential, but no planning permission, site area, access, services, development capacity, flood risk information or consent evidence is supplied. The £3,600 minimum buyer administration charge means the guide-price acquisition would be at least £8,100 before any other costs or disbursements.

Investment Snapshot

Strategy Recommendation

Proceed only as a planning-led land opportunity after satisfactory legal, planning, access, services and site-constraint due diligence. Do not bid on the basis of the nearby house sale prices or assume residential development potential.

Works Required

No building or refurbishment works are evidenced. Required actions are planning and legal due diligence, including confirming acceptable use, access, services, boundaries, title matters and any constraints associated with the River Marron. Professional advice and any subsequent development works cannot be costed from the supplied evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR is not assessable. There is no evidenced residential asset, planning consent, development specification, works budget, GDV or refinance valuation. The minimum administration charge alone is £3,600, before other potential auction disbursements and development costs.

Buy-to-Let Analysis

BTL is not assessable because the asset is land, no dwelling is described, and no passing or supported rental evidence applies to these plots. The supplied £850 pcm asking rent relates to a separate three-bedroom property and cannot be used for this land.

Flip Analysis

A land resale or development flip cannot be quantified because no land comparables, site area, planning consent, development capacity, GDV or selling-cost allowance is supplied. House sales on the same road are not a reliable basis for valuing these plots.

Investor Risks & Due Diligence

• Alternative uses are subject to obtaining required consents.

• No planning permission or development capacity is evidenced.

• The supplied comparables are houses rather than land and cannot establish GDV.

• Access, services, boundaries and title matters are not evidenced beyond the description and title reference.

• The plots run down to the River Marron, but no flood risk or environmental information is supplied.

• The £3,600 minimum administration charge applies at the guide price, with further possible disbursements and fees.

Recommendation

Proceed only as a planning-led land opportunity after satisfactory legal, planning, access, services and site-constraint due diligence. Do not bid on the basis of the nearby house sale prices or assume residential development potential.

Strategy Rating

Analysis Confidence

The guide price, tenure, title reference, location and nearby house sales are supplied, but there is no site area, planning position, access/services evidence, development capacity, land comparable evidence, cost plan or relevant end value.