Land on the north side of Travers Entry, St Helens, WA9 3GJ

Description

Freehold sections of drainage culverts. Associated land with potential subject to consents. Located on the outskirts of St Helens. Predominantly residential area.

Location

The plot is situated on the north side of Travers Entry, on the outskirts of St Helens, Merseyside. The surrounding area is semi-rural, with a mix of established residential development, open countryside and commercial uses. Local amenities, including shops, supermarkets and schools, are available in nearby Sutton and St Helens town centre, with Sherdley Park providing extensive green space and recreational facilities. The location benefits from convenient road connections via the A57 and M62, while St Helens Junction railway station provides rail links towards Liverpool and Manchester.

Tenure / Property Information

Investment Analysis

The supplied comparable sales are freehold terraced houses on Yarn Close (£136,000–£181,500) and do not provide a reliable valuation for drainage culverts or associated land. No plot area, guide price, planning consent, development appraisal or land-specific comparable evidence is supplied, so GDV and maximum bid cannot be supported.

Investment Snapshot

Strategy Recommendation

Do not bid on an investment appraisal basis until the legal pack, title, plot area, access, drainage responsibilities, planning position and all buyer and seller charges have been reviewed. Obtain specialist land and drainage advice before considering a conditional land strategy.

Works Required

No refurbishment scope is evidenced. Any future use or development of the drainage culverts and associated land would be subject to the necessary consents, with the nature and cost of works currently unknown.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR is not assessable. There is no supported purchase price, development consent, scheme, cost plan, accommodation or GDV. Refinance proceeds cannot be calculated.

Buy-to-Let Analysis

BTL is not assessable because the asset is land and drainage culverts with no accommodation or supported rental evidence. The supplied rental listings are from unrelated postcode areas and cannot establish rent for this asset.

Flip Analysis

A flip appraisal cannot be supported. The house comparables are not directly comparable to the land and culverts, while resale use, planning position, area and costs are not evidenced.

Investor Risks & Due Diligence

• Development potential is expressly subject to consents.

• Drainage culverts may create technical, maintenance and development constraints, but no detailed condition or responsibility information is supplied.

• The plot area, access arrangements and planning position are not provided.

• The auctioneer's buyer fee is unspecified.

• VAT may apply and seller's special conditions may impose additional charges.

Recommendation

Do not bid on an investment appraisal basis until the legal pack, title, plot area, access, drainage responsibilities, planning position and all buyer and seller charges have been reviewed. Obtain specialist land and drainage advice before considering a conditional land strategy.

Strategy Rating

Analysis Confidence

The evidence confirms freehold land containing drainage culverts but omits guide price, area, planning status, title details, access, services, costs and any directly comparable land sales.