Land on the north-west side of Longfield High Contour Road, Kingswear, Dartmouth

Description

A piece of land of approximately 7,556 sq feet.

Location

Kingswear offers a range of local amenities including a village shop, public houses, cafés, a primary school and a railway station. Dartmouth is easily accessible via the Higher Ferry and Lower Ferry, providing access to a wider range of shops, restaurants, supermarkets, healthcare facilities and leisure amenities. The property benefits from convenient road connections to the A379, with links to Totnes, Paignton and the wider South Devon road network.

Tenure / Property Information

Investment Analysis

The subject is a vacant freehold land parcel of approximately 7,556 sq ft. The only supplied completed-sale evidence relates to detached freehold houses on Higher Contour Road (£600,000 in 2004 and £220,135 in 1996), not land, and is too old and property-type-mismatched to support a land valuation or GDV. No planning permission, development potential, access, services, abnormal costs or current land comparables are supplied. The £40,000 guide is therefore not independently supportable from the evidence provided; buyer fees and possible VAT are additional unknown costs.

Investment Snapshot

Strategy Recommendation

Do not bid on investment assumptions alone. Consider only after satisfactory legal and planning due diligence confirms a realistic, deliverable development or alternative use and its end value.

Works Required

No physical works are evidenced. Any development would require verification of planning status or development potential, access, services, title restrictions and site constraints before bidding.

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 GDV, planning evidence, accommodation, refurbishment scope or rental income, and refinance cannot be calculated.

Buy-to-Let Analysis

BTL is not assessable because the asset is land with no accommodation and no supported rental evidence. No rental income should be assumed.

Flip Analysis

A flip appraisal cannot be established because no planning consent, development scheme, current land comparable or supported end value is provided. The historic house sales are not suitable evidence for resale value of this land.

Investor Risks & Due Diligence

• No planning permission or development potential is evidenced.

• The supplied sold comparables are historic detached-house transactions and are not directly comparable to the land.

• Access, services, title restrictions and site constraints are unconfirmed.

• Buyer fee is unspecified and VAT may apply; seller charges are also unknown.

• No rental income or completed accommodation is evidenced.

• A reliable GDV, project cost, maximum bid and resale surplus cannot be calculated.

Recommendation

Do not bid on investment assumptions alone. Consider only after satisfactory legal and planning due diligence confirms a realistic, deliverable development or alternative use and its end value.

Strategy Rating

Analysis Confidence

Evidence confirms tenure, approximate land area, guide price and location, but provides no planning, access, services, current land valuation, development appraisal or rental evidence. The supplied comparables are historic detached-house sales rather than land sales.