Land rear of 203 & 204 Wendover Road, Staines-upon-Thames, Middlesex, TW18 3DF

Description

Freehold site of approximately 937.86 sq.m (0.232 acres), situated close to residential houses, with development potential subject to planning permission and consents (STPP). The site benefits from vehicular access via its own access lane and is offered with full vacant possession.

Accommodation

A freehold parcel of land extending to approximately 937.86 sq.m (0.232 acres), adjacent to existing residential properties and accessed via its own access lane.

Location

Situated to the rear of 203 & 204 Wendover Road within the established residential area of Egham, between its junctions with Thorpe Road and Wendover Place. Public transport links include Staines Railway Station and local bus services. Road links include the M25 Junction 13 and the M3. Local amenities are available in Egham and Staines-upon-Thames. Recreational facilities include Hythe Park, Lammas Recreation Ground and the banks of the River Thames.

Tenure / Property Information

Investment Analysis

The £80,000 guide is not a formal valuation. The supplied £50,000 sale of 205 Wendover Road is categorised as “Other” but is not sufficiently described to establish land comparability; the other comparables are residential houses and are not suitable land valuations. No planning consent, developer appraisal, plot valuation, buildable area, GDV or disposal evidence is supplied. Market value and development feasibility therefore cannot be reliably established.

Investment Snapshot

Strategy Recommendation

Treat as speculative freehold development land only. Obtain planning, title, access, services, environmental and viability advice before bidding; do not rely on the guide price or nearby house sales to set value.

Works Required

No refurbishment works are evidenced. Any development works, infrastructure, access works, utilities, professional fees and planning-related costs require separate assessment after reviewing planning information and the legal pack.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR strategy cannot be assessed because there is no existing rental accommodation, no supported development scheme, no GDV, no works budget and no refinance valuation. Any refinance would depend on obtaining planning permission, completing an acceptable scheme and establishing value.

Buy-to-Let Analysis

BTL analysis is not applicable on the supplied evidence. The asset is vacant land, no dwelling is described, and no sufficiently specific rental evidence is available.

Flip Analysis

A land-led resale or development exit may be possible, but only subject to planning permission and other consents. No buildable area, planning history, development appraisal, GDV or supported selling allowance is supplied, so projected resale surplus cannot be calculated.

Investor Risks & Due Diligence

• Development potential is expressly subject to planning permission and consents.

• No planning history, permitted development capacity or confirmed buildable area is supplied.

• No GDV, construction budget, professional fees, infrastructure costs or viability appraisal is supplied.

• The nearby residential sales are not directly comparable to the land; the single “Other” sale lacks sufficient detail for reliable valuation.

• A £1,800 inclusive-of-VAT contract documentation fee is payable to the auctioneer.

• The seller may charge additional completion fees under the Special Conditions of Sale; these are not quantified.

• Access is described, but the legal status, rights, adequacy and servicing of the access lane are not evidenced.

Recommendation

Treat as speculative freehold development land only. Obtain planning, title, access, services, environmental and viability advice before bidding; do not rely on the guide price or nearby house sales to set value.

Strategy Rating

Analysis Confidence

Evidence confirms the site area, freehold tenure, vacant possession, access description and guide price, but provides no planning consent, development scheme, GDV, costs, land comparables or rental evidence.