Land On The East Side of 53 Forlease Road, Maidenhead, Windsor and Maidenhead, SL6 1SU

Description

A plot of land measuring approximately 109 sq m (1,173 sq ft). Plans have been drawn up for the erection of a three bedroom house. No planning application has been submitted for this scheme. Drawings of the proposed plans are available for inspection. Auction House London make no representations or warranties with regard to this scheme and/or the validity of the aforementioned plans. Buyers must rely on their own enquiries with regard to any development potential, permissions required and any previous planning history in respect of this site.

Accommodation

Plot of land measuring approximately 109 sq m (1,173 sq ft). Plans have been drawn up for the erection of a three bedroom house.

Location

The land is situated on a residential road close to local shops and amenities. The open spaces of Braywick Park are within easy reach. Transport links are provided by Maidenhead underground (Elizabeth line) and rail station.

Tenure / Property Information

Investment Analysis

The proposed three-bedroom house has no submitted planning application, and the drawings carry no warranty regarding development potential. Nearby completed sales on the same postcode range from £280,000 to £405,000 for terraced and semi-detached properties, but the evidence does not confirm the proposed property's floor area, specification, parking or planning outcome. A highly indicative GDV range is therefore £280,000–£405,000, with £340,400 used as a provisional base scenario rather than a formal valuation.

Investment Snapshot

Strategy Recommendation

Treat as conditional development land only. Do not rely on the drawings as permission; obtain planning, legal and full build-cost advice before bidding. Proceed only if the resulting residual land value supports a sufficiently conservative purchase price.

Works Required

Obtain planning and legal advice, verify the proposed drawings and development potential, and subject to consent construct the proposed three-bedroom house. Build costs, professional fees, statutory charges and utility or service requirements are not supplied and cannot be estimated reliably from the evidence.

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 evidence because planning has not been submitted and no construction, professional, finance or other development costs are supplied. The provisional 75% refinance figure is £255,300, but total cost and cash left in cannot be calculated. Planning risk and build-cost risk are material.

Buy-to-Let Analysis

The supplied rental evidence comprises advertised asking rents of £1,750–£3,000 pcm for three-bedroom properties, not achieved rents. The plot currently produces no evidenced rental income and there is no completed dwelling. On the provisional £340,400 GDV, the asking-rent range equates to approximately 6.17%–10.58% gross before development, finance, operating and letting costs, but this is not a current BTL yield.

Flip Analysis

A flip may be possible if planning is obtained and the house is constructed, with provisional resale evidence of £280,000–£405,000 from nearby completed sales. No supported development cost, selling allowance or total project cost is available, so flip surplus and viability cannot be calculated.

Investor Risks & Due Diligence

• No planning application has been submitted.

• The auctioneer gives no warranty regarding the drawings or development potential.

• The proposed property's floor area, specification and parking provision are not confirmed.

• Construction, professional, finance, statutory, utility and selling costs are unsupported.

• Buyer premium and other special-condition charges are not quantified.

• Comparable sales vary materially from £280,000 to £405,000 and may not be directly comparable.

Recommendation

Treat as conditional development land only. Do not rely on the drawings as permission; obtain planning, legal and full build-cost advice before bidding. Proceed only if the resulting residual land value supports a sufficiently conservative purchase price.

Strategy Rating

Analysis Confidence

There are several nearby completed sales and indicative asking rents, but no planning consent, confirmed design or floor area, construction cost, full fee schedule, service information or completed dwelling.