Land on east side of, Ballingdon Street, Sudbury, Suffolk, CO10 2BT

Description

Freehold potential infill plot (STPP) with a site area of approximately 3,500 sq. ft. Development opportunity subject to planning permission. The site was previously used for two 48-sheet advertising hoardings and, subject to the necessary consents, could hold potential for an infill development of a pair of semi-detached dwellings. Sold on an unconditional basis.

Location

The site is situated off Ballingdon Street, positioned just to the west of Sudbury town centre. Sudbury is a Suffolk market town located between Ipswich, Colchester, Braintree and Cambridge. Transport options include local bus routes, Sudbury rail station and road links via the A131, A12, A14 and M11.

Tenure / Property Information

Investment Analysis

The £75,000 guide relates to a freehold development plot, not an existing dwelling. The supplied Ballingdon Street comparables are completed sales of terraced or semi-detached houses from 2021–2022 and do not establish the value of this site or any completed scheme. The site is approximately 3,500 sq. ft. and is only described as having potential for a pair of semi-detached dwellings subject to planning permission. A reliable GDV, development budget and maximum bid cannot therefore be established. The known buyer cost is a £1,800 inclusive-of-VAT contract documentation fee; additional seller fees may apply but are not quantified.

Investment Snapshot

Strategy Recommendation

Only pursue as a planning-led development opportunity after independent planning, viability and construction-cost appraisal. Do not rely on the supplied house comparables or rental asking evidence to justify a bid.

Works Required

Obtain and assess planning permission for the potential infill development, subject to the necessary consents. The description indicates possible capacity for a pair of semi-detached dwellings, but provides no confirmed scheme, construction specification or development-cost evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR is not currently supportable. The site is sold unconditionally and development is subject to planning permission, while no build costs, completed value, finance costs or confirmed rental accommodation are supplied. The known £1,800 contract documentation fee should be allowed for, with possible additional seller fees unquantified.

Buy-to-Let Analysis

A buy-to-let assessment cannot be established because the asset is undeveloped land with no confirmed residential planning consent, accommodation or completed units. The £1,275 pcm figure is an advertised asking rent for rental properties generally and cannot be attributed to this site or a future dwelling.

Flip Analysis

A development flip may be possible if planning permission is secured and a viable scheme is delivered, but the supplied house sales are not sufficient to calculate GDV for the proposed dwellings. No construction, professional, finance, disposal or seller-fee allowances are supplied, so flip surplus cannot be calculated.

Investor Risks & Due Diligence

• Planning permission is required and the site is sold unconditionally.

• The potential for a pair of semi-detached dwellings is not confirmed.

• No development, professional, finance, disposal or construction costs are supplied.

• The house comparables are not direct land or new-build comparables and are dated 2021–2022.

• The £1,275 pcm rental evidence is an advertised asking rent and is not attributable to the site.

• Additional seller fees may be payable but are not quantified.

• Site constraints, access, services, parking and other development requirements are not evidenced.

Recommendation

Only pursue as a planning-led development opportunity after independent planning, viability and construction-cost appraisal. Do not rely on the supplied house comparables or rental asking evidence to justify a bid.

Strategy Rating

Analysis Confidence

The evidence confirms freehold land, approximate site area, guide price and potential subject to planning, but provides no consent, scheme details, dwelling sizes, development costs, completed GDV evidence or applicable rent.