Land rear of 57A, Tower Road South, Warmley, Bristol, BS30 8BW

Description

A generously sized building plot extending to approximately 0.27 acres, benefiting from outline planning permission for the construction of a detached dwelling. The plot is accessed via a private lane from Tower Road South and is bordered by mature trees, with Siston Brook forming the eastern boundary.

Accommodation

Indicative proposed plans included a 4-bedroom detached house; the scale and appearance are to be determined at the Reserved Matters stage.

Location

The land is situated to the rear of 57A Tower Road South in Warmley, South Gloucestershire. Local amenities are available nearby and transport links are provided via the A4174 Ring Road.

Tenure / Property Information

Investment Analysis

The evidence supports a 0.27-acre freehold development plot with outline permission for one detached dwelling, but not a reliable completed GDV. The proposed four-bedroom accommodation is indicative and remains subject to Reserved Matters approval. Nearby completed sales range from £265,000 to £350,000 for semi-detached homes and include a £745,000 'Other' sale, but none is sufficiently specific to establish the value of the proposed detached dwelling. No construction-cost, professional-fee, infrastructure, finance or selling-cost evidence is supplied.

Investment Snapshot

Strategy Recommendation

Treat as a planning-led development opportunity only after verifying the outline permission, Reserved Matters prospects, access, services, site constraints and full build budget. Do not underwrite it as BTL or set a maximum bid from the supplied evidence alone.

Works Required

Progress the outline permission through Reserved Matters, confirm the final scale and appearance, and construct the permitted detached dwelling. The evidence does not provide a specification, service-connection details, ground conditions, access-construction requirements or build-cost allowance, so no works budget is estimated.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR cannot be quantified because there is no supported completed GDV, rent, construction budget or finance-cost evidence. The outline permission and indicative four-bedroom plans provide a possible development route, but Reserved Matters and the full project budget must be confirmed before assessing refinance capacity.

Buy-to-Let Analysis

A BTL assessment cannot be completed. No sufficiently specific rental comparable or auctioneer rent estimate is supplied, and the property is development land rather than an income-producing completed dwelling. Construction and total project costs are also unavailable.

Flip Analysis

A development flip may be possible, but no reliable surplus can be calculated. The £150,000 guide plus the £2,280 buyer premium is not a complete project cost because construction, professional, planning, finance and disposal costs are unknown. The supplied comparables are insufficiently specific to establish a resale GDV.

Investor Risks & Due Diligence

• Outline permission does not establish the final dwelling's scale or appearance; these remain subject to Reserved Matters.

• The private-lane access and service arrangements are not evidenced.

• Mature trees and Siston Brook form stated site boundaries and may create design or site constraints requiring investigation.

• No construction, professional, finance, infrastructure or selling-cost budget is supplied.

• Nearby sold comparables are mainly semi-detached properties and are not sufficiently specific to value the proposed detached dwelling.

Recommendation

Treat as a planning-led development opportunity only after verifying the outline permission, Reserved Matters prospects, access, services, site constraints and full build budget. Do not underwrite it as BTL or set a maximum bid from the supplied evidence alone.

Strategy Rating

Analysis Confidence

The site description, outline planning status, guide price, premium and nearby sold data are supplied, but there is no specific detached-house comparable, GDV evidence, construction budget, rental evidence or complete project-cost schedule.