Land south-east of, Junction Street, BURNLEY, Lancashire, BB12 0LZ

Description

Residential development site with planning in principle approved for the construction of 8 dwellings. The proposed scheme comprises modern multi-storey family homes designed for the site's waterside setting, with garages, balconies and contemporary open-plan living areas. Planning in Principle has been granted for residential development comprising 8 townhouses. Planning reference: PIP/2025/0649.

Accommodation

Proposed accommodation: Ground Floor—Entrance Porch, Hallway, Dining Kitchen, WC and Garage. First Floor—Lounge with Balcony, Master Bedroom and Ensuite. Second Floor—Landing, Second Bedroom with Ensuite, Bedrooms Three and Four, and Family Bathroom. External—Off Road Parking, Garage and Garden to the Rear.

Location

Situated off Junction Street, Burnley, within an established residential location close to Burnley town centre, local amenities, schools, transport links and the wider Lancashire motorway network. The site has an attractive waterside setting.

Tenure / Property Information

Investment Analysis

The £295,000 guide is provided, but there are no completed sales, GDV evidence, build-cost estimates or detailed comparable evidence. The site has Planning in Principle for 8 townhouses, but the financial viability of the scheme cannot be established from the supplied evidence. A £1,800 inclusive-of-VAT contract documentation fee is known; seller-charged completion fees may also apply.

Investment Snapshot

Strategy Recommendation

Proceed only after obtaining detailed planning and technical information, a full build-cost and infrastructure appraisal, supported end values and confirmation of all special-condition fees. Do not rely on the guide price alone to assess viability.

Works Required

Develop the site into the approved-in-principle scheme of 8 modern townhouses, including the described garages, balconies, gardens, parking and internal accommodation. Build costs, infrastructure requirements, drainage, utilities, abnormal costs and final design requirements are not supplied.

Rental & Market Context

Potential BRRR Position

A BRRR assessment cannot be completed without supported GDV, construction costs, finance costs, completed-unit rents and refinance assumptions. The project is a development site rather than an evidenced completed or income-producing asset.

Buy-to-Let Analysis

A BTL yield cannot be established because the proposed four-bedroom townhouse rents and the number of units to be retained are not evidenced. The supplied £500–£650 pcm asking rents relate to 2- and 3-bedroom properties and are not sufficient evidence for this scheme.

Flip Analysis

A flip/development resale surplus cannot be calculated. No completed sales, end values, build costs, professional fees, finance costs, abnormal costs or selling allowance are supplied. The scheme has Planning in Principle for 8 townhouses, but its residual value is therefore unquantified.

Investor Risks & Due Diligence

• Planning in Principle is evidenced, but no detailed planning consent, conditions or technical approvals are supplied.

• No supported GDV or completed-sale comparables are available.

• Construction, infrastructure, utilities, drainage, professional, finance and abnormal costs are unknown.

• The supplied rental evidence is limited to advertised asking rents for 2- and 3-bedroom properties and does not evidence the proposed four-bedroom townhouses.

• A £1,800 inclusive-of-VAT contract documentation fee applies, and seller-charged completion fees may also apply under the Special Conditions of Sale.

Recommendation

Proceed only after obtaining detailed planning and technical information, a full build-cost and infrastructure appraisal, supported end values and confirmation of all special-condition fees. Do not rely on the guide price alone to assess viability.

Strategy Rating

Analysis Confidence

The listing confirms the site, tenure, guide price and Planning in Principle for 8 dwellings, but provides no completed sales, GDV, construction budget, detailed consent conditions, rental evidence for the proposed homes or full fee schedule.