Land to the Rear of 17 West Drove North, Walpole St. Peter, Wisbech, Norfolk, PE14 7HU

Description

A Plot of Land Measuring Approximately 925 sq m (9,959 sq ft). The lot comprises a plot of land measuring approximately 925 sq m (9,959 sq ft). Plans have been drawn up for the erection of four bedroom detached house. No planning application has been submitted for this scheme. Drawings of the proposed plans are available for inspection upon request. Auction House London make no representations or warranties with regard to this scheme and/or the validity of the aforementioned plans. Buyers must rely on their own enquiries with regard to any development potential, permissions required and any previous planning history in respect of this site.

Location

The land is situated on a residential road close to local shops and amenities. Numerous green open spaces are within easy reach. Transport links are provided by King's Lynn rail station and the A17/A47.

Tenure / Property Information

Investment Analysis

The guide is £10,000+, but the land’s development value cannot be reliably established from the supplied evidence. Drawings exist for a four-bedroom detached house, but no planning application has been submitted and the auctioneer gives no warranty regarding the scheme or its validity. The nearby completed sales (£175,000–£475,000) relate to existing properties and do not establish the value of this unconsented development land. Any value assessment requires planning, access, services, title and scheme due diligence.

Investment Snapshot

Strategy Recommendation

Treat as a speculative planning-led land acquisition only. Do not rely on the drawings or proceed above a carefully controlled bid without reviewing the legal pack and independently verifying planning potential, access, services, title and development costs.

Works Required

No refurbishment works are evidenced. The proposed project is the potential development of a four-bedroom detached house, subject to planning permission, technical due diligence and confirmation of access and services.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR is not currently assessable. There is no completed or lettable property, no supported GDV, no planning consent, no development-cost estimate and no refinance valuation. The £11,800 base-cost figure represents only the £10,000 guide scenario plus the stated £1,800 administration charge and excludes the purchase premium, disbursements and all development costs.

Buy-to-Let Analysis

BTL cannot be assessed because the asset is land, no completed dwelling exists and no sufficiently specific rental evidence or auctioneer rent estimate is supplied.

Flip Analysis

A development flip cannot be underwritten from the evidence. The proposed four-bedroom scheme has no planning application, and no supported GDV, build-cost allowance, professional-fee allowance or selling-cost allowance is available. The completed-property comparables are insufficient to calculate a reliable resale surplus.

Investor Risks & Due Diligence

• No planning application has been submitted for the proposed four-bedroom house.

• The auctioneer gives no representation or warranty regarding the drawings or their validity.

• Planning requirements, previous planning history and development potential must be independently investigated.

• No evidence is supplied for access, services, construction costs, professional fees or the proposed dwelling’s detailed specification.

• Special conditions may impose additional search fees, seller costs, legal fees, transfer fees or other disbursements.

Recommendation

Treat as a speculative planning-led land acquisition only. Do not rely on the drawings or proceed above a carefully controlled bid without reviewing the legal pack and independently verifying planning potential, access, services, title and development costs.

Strategy Rating

Analysis Confidence

The guide, tenure, site area, proposed house type, administration charge and nearby completed sales are supplied, but there is no planning consent, development appraisal, proposed floor area, GDV evidence, cost plan or rental evidence.