Land @ Luckington Road, Sherston, Wiltshire SN16 0QA

Description

8.35 acres (3.38 hectares) of commercial agricultural land with vehicular access from Tetbury Road (B4040), an existing hard standing and steel portal framed agricultural barn previously used for machinery and hay storage. Suitable for a variety of uses, including equestrian, subject to gaining the necessary consents.

Accommodation

Existing steel portal framed barn measuring approximately 18.3m x 12.2m, with a height of 4.3m to the eaves. Internal area: 223 sq m (2,400 sq ft).

Location

Located off Tetbury Road between the village of Luckington and Sherston, Wiltshire, within the Cotswold Area of Outstanding Natural Beauty. Sherston and the towns of Tetbury and Malmesbury are nearby.

Tenure / Property Information

Investment Analysis

The guide is £175,000–£225,000, but the supplied sold comparables are detached residential properties and do not provide reliable evidence for this 8.35-acre agricultural landholding with barn. No land, agricultural, equestrian or barn-conversion valuation evidence is supplied. The barn’s possible uses are subject to obtaining the necessary consents, and the AONB designation may be relevant to planning. A supported GDV, rent, refurbishment budget or maximum bid cannot therefore be established.

Investment Snapshot

Strategy Recommendation

Treat as a specialist land purchase only after independent planning, access, title, environmental and agricultural-use due diligence. Do not rely on residential conversion or equestrian value without the necessary consents and a professional valuation.

Works Required

No specific defects or required works are evidenced. Any works should be limited initially to inspection and maintenance of the existing hard standing, vehicular access and steel portal-framed agricultural barn. Any equestrian, alternative-use or conversion works require the necessary consents, which are not evidenced.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR is not supported by the evidence. There is no established residential use, rent, refurbishment budget, GDV or refinance valuation. Any value uplift would depend on planning and other necessary consents, particularly given the AONB location.

Buy-to-Let Analysis

BTL analysis is not supported. No sufficiently specific rental comparable or auctioneer rent estimate is supplied, and the property is described as agricultural land with a barn rather than residential accommodation.

Flip Analysis

A flip surplus cannot be calculated. The supplied residential comparables are not suitable evidence for this land and barn, and no resale GDV or selling-cost allowance is provided. A resale strategy would be dependent on market demand and any successfully obtained consents.

Investor Risks & Due Diligence

• The barn’s potential equestrian or alternative uses are subject to obtaining the necessary consents.

• The property lies within the Cotswold Area of Outstanding Natural Beauty, which may affect planning prospects.

• No sufficiently specific rental evidence is available, so income and yield cannot be established.

• The supplied sold comparables are detached residential properties and may not be relevant to this agricultural land and barn.

• The buyer premium is £1,800 including VAT, and completion is set for eight weeks or earlier subject to mutual consent.

• A security deposit of £6,800 is required during the registration process.

Recommendation

Treat as a specialist land purchase only after independent planning, access, title, environmental and agricultural-use due diligence. Do not rely on residential conversion or equestrian value without the necessary consents and a professional valuation.

Strategy Rating

Analysis Confidence

The evidence confirms the acreage, barn, tenure, guide range and access description, but provides no directly comparable land sales, planning position, rental evidence, condition survey, GDV, works budget or resale-cost evidence.