LAND ON THE EAST SIDE OF, GARDEN PLACE PADESWOOD ROAD SOUTH, BUCKLEY, FLINTSHIRE, CH7 2BN

Description

Parcel of land in a desirable location off Padeswood Road South with potential to resubmit plans for a build where consents allow. Previous planning reference 046712 (Flintshire) was approved in 2010 for erection of a replacement two-storey dwelling, A02 approved after completing Legal Agreement.

Location

Located off Padeswood Road South, Buckley, Flintshire. The land is accessed via a private lane; viewers are asked not to drive down the lane and to park respectfully and walk down where possible.

Tenure / Property Information

Investment Analysis

The evidence confirms a freehold parcel of land with potential to resubmit plans, but does not confirm current planning consent, plot size, permitted floor area, access rights, parking provision, services or buildability. Planning reference 046712 was approved in 2010 for a replacement two-storey dwelling following a legal agreement, but its current status and relevance are unconfirmed. The supplied sold comparables are completed houses on the same road, ranging from £147,500 to £380,000, and are not sufficient to establish either land value or GDV for this parcel. The £40,000–£60,000 guide plus the known £2,400 administration charge should not be treated as a supported valuation or maximum bid without legal, planning and site due diligence.

Investment Snapshot

Strategy Recommendation

Treat as a planning-led land opportunity only. Proceed only after confirming the planning history, legal agreement, access, services, parking and likely development scheme; otherwise do not bid on the current evidence.

Works Required

Obtain and review the legal pack, confirm the status of the 2010 planning approval and legal agreement, assess whether a fresh planning application or resubmission is viable, and verify private-lane access, parking, services and site constraints. No construction scope or build cost is supported by the evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR is not supportable at this stage. There is no confirmed consent, dwelling specification, build cost, GDV, rent or finance cost. Refinance at 75% of GDV cannot be calculated until a viable scheme and evidence-supported completed value are established.

Buy-to-Let Analysis

BTL analysis is not supportable because this is land with no confirmed dwelling, accommodation or rental income. The supplied £850 pcm and £1,350 pcm figures are advertised rents for unspecified rental evidence and cannot be reliably applied to this site.

Flip Analysis

A flip appraisal cannot be established. The house sales on Padeswood Road South provide context for the locality but do not establish the value of this development parcel or the GDV of an unconfirmed future dwelling. Build, professional, finance, planning, legal and selling costs are not supplied.

Investor Risks & Due Diligence

• The 2010 planning approval and associated legal agreement may no longer provide a usable consent; current status is unconfirmed.

• Any future development depends on successful planning resubmission or other consent.

• Access is via a private lane, but rights, maintenance obligations and construction access are not supplied.

• No designated parking is stated, and the planning implications are unconfirmed.

• Plot size, boundaries, services, ground conditions and buildability are not supplied.

• Additional search fees, seller-cost reimbursement, legal fees, transfer fees and other disbursements may apply but are not quantified.

• The supplied sold comparables are houses rather than development land and cannot by themselves support a GDV.

Recommendation

Treat as a planning-led land opportunity only. Proceed only after confirming the planning history, legal agreement, access, services, parking and likely development scheme; otherwise do not bid on the current evidence.

Strategy Rating

Analysis Confidence

The address, tenure, guide range, prior planning reference, administration charge and nearby house sales are supplied, but essential land appraisal evidence is missing, including plot area, current planning status, consented scheme, access rights, services, build costs and a directly comparable land valuation.