Land South of Stoke Valley Road, Exeter, Devon, EX4 5HG

Description

Land and Roadways Measuring Approximately 2,479 sq m (26,687 sq ft). The lot comprises a plot of land measuring approximately 2,479 sq m (26,687 sq ft).

Location

The land is situated on a residential road close to local shops and amenities. The open spaces of Great Hill View Park are within easy reach. Transport links are provided by St James Park rail station.

Tenure / Property Information

Investment Analysis

The supplied comparable evidence relates to completed sales of detached houses on Stoke Valley Road (£255,000–£427,000), not development land, so it does not support a land valuation or GDV. No planning consent, allocation, permitted use, access, services, development appraisal or saleable end product is supplied. The guide is £5,000–£10,000 plus the known £1,800 inc VAT administration fee, with possible additional legal-pack and special-condition charges.

Investment Snapshot

Strategy Recommendation

Do not bid on an investment appraisal basis unless the legal pack and independent planning, access, services and development investigations establish a viable use and value.

Works Required

No physical refurbishment works are evidenced. Any development or access works would require separate planning, technical and cost evidence, which has not been supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR strategy cannot be underwritten from the supplied evidence. There is no supported purchase-and-development cost, planning position, completed value or refinance value. The known administration fee is £1,800 inc VAT, with potentially additional charges under the legal pack and special conditions.

Buy-to-Let Analysis

BTL is not supported by the evidence because the lot is land with no dwelling or rental accommodation identified. The supplied advertised rents relate to other properties and cannot establish rent for this lot, so yield cannot be calculated.

Flip Analysis

A flip appraisal cannot be established. The house sales on the same road are not directly comparable to the land, and no planning consent, development scheme, construction cost, end value or supported selling allowance is provided.

Investor Risks & Due Diligence

• Planning status and potential use are not supplied.

• No evidence is supplied for access, services, title restrictions or development viability.

• Detached-house comparables are not directly comparable to the land.

• Additional disbursements and charges may be payable under the legal pack and special conditions.

• The £1,800 inc VAT administration fee is payable in addition to the purchase price.

Recommendation

Do not bid on an investment appraisal basis unless the legal pack and independent planning, access, services and development investigations establish a viable use and value.

Strategy Rating

Analysis Confidence

The evidence confirms the approximate land area, freehold tenure, guide range and administration fee, but provides no planning, development, service, access, valuation or land-specific comparable evidence.