Land at the Side of, 95 Lansdown Lane, Bath, BA1 4NB

Description

A 0.06-acre parcel of land, formerly gardens to No. 95 Lansdown Lane, with vehicular access. Planning has been granted under application 26/02176/FUL for the erection of one detached 3-bedroom house of approximately 985 sq ft, with parking and garden.

Accommodation

Proposed ground floor: open-plan kitchen diner, utility room, WC, and flexible study or bedroom. Proposed first floor: bedroom 1 with ensuite, bedroom 2, and family bathroom.

Location

Lansdown Lane lies just north of Weston Village High Street in the Upper Weston area of Bath. Local shops and amenities, schools, the Royal United Hospital, public transport, Lansdown Golf Club and Bath Racecourse are nearby. The property has access to the M4 at Junction 18 and the A4 towards Bristol.

Tenure / Property Information

Investment Analysis

The latest supplied comparable is a detached freehold property on Lansdown Lane, sold for £575,000 in August 2025. The same-address sale was £465,000 in December 2021. These provide indicative, rather than formal, GDV evidence because the comparable accommodation, specification and condition are not supplied. A base GDV of £575,000 is used, with £465,000 as a low scenario and no higher scenario above the latest evidence.

Investment Snapshot

Strategy Recommendation

Treat as a conditional development appraisal rather than a BTL purchase. Bid only after independently verifying the planning consent, obtaining a detailed construction budget and confirming achievable completed-property value and rent.

Works Required

Construct the planning-approved detached three-bedroom house of approximately 985 sq ft, including the proposed accommodation, parking and garden. No construction specification, build-cost evidence or condition-related works are supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A potential BRRR strategy exists if the approved house is completed and achieves the indicative £575,000 GDV. A 75% GDV refinance would be approximately £431,250. However, total project cost, construction funding, finance costs and remaining cash requirement cannot be calculated because no build-cost evidence is supplied.

Buy-to-Let Analysis

The supplied rent evidence is £1,900 pcm advertised for a three-bedroom flat, while the auctioneer estimates approximately £2,000 pcm for this property subject to completion of refurbishment. At the £90,000 midpoint of the guide, £2,000 pcm equates to an indicative 26.67% gross yield before construction, finance, tax and operating costs. This is not a completed-property yield and cannot be relied upon without build-cost and letting evidence.

Flip Analysis

The latest supplied detached comparable indicates potential resale value up to £575,000, but the project surplus cannot be established. Construction costs, professional costs, finance, selling costs and any abnormal site costs are not supplied. The £1,800 including VAT buyer premium is known but is insufficient to complete a project appraisal.

Investor Risks & Due Diligence

• Construction and professional costs are not supplied, so total project cost and maximum bid cannot be calculated.

• The GDV evidence consists of two detached-property sales without supplied size, specification or condition details.

• The £1,900 rent is an advertised asking rent for a flat, not an achieved rent for the proposed house.

• The auctioneer's approximately £2,000 pcm figure is an estimate subject to completion and is not passing rent.

• The £1,800 buyer premium including VAT is payable on exchange, and completion is stated as eight weeks or earlier by mutual consent.

• Planning approval is stated but the decision conditions, obligations and deliverability are not supplied.

Recommendation

Treat as a conditional development appraisal rather than a BTL purchase. Bid only after independently verifying the planning consent, obtaining a detailed construction budget and confirming achievable completed-property value and rent.

Strategy Rating

Analysis Confidence

Planning description, tenure, access, proposed size, two sales comparables and indicative rent evidence are supplied, but build costs, professional costs, finance costs, selling costs and detailed comparable specifications are absent.