Land to the rear of Wescoe, Newland Lane, Droitwich, Worcestershire, WR9 7JH

Description

Freehold site with planning permission for a five-bedroom detached dwelling extending to approximately 3,647 sq ft plus detached double garage. Full vacant possession.

Accommodation

First floor: Master bedroom with dressing room and en-suite bathroom/WC, four further bedrooms, two with en-suite shower rooms/WC, family bathroom/WC and landing. Ground floor: Large open plan reception room/kitchen, two further reception rooms, boot room, utility room and shower room/WC. Outside: Front and rear garden and detached double garage. Gross Internal Area once built: Approximately 338 sq m (3,647 sq ft).

Location

The site is situated off Newland Lane between its junctions with Newlands Road and Wildlife Way. Public transport links include Droitwich Spa Mainline Rail Station and local bus services. Road links include the M5 Motorway, Junction 5, and the A422. Shopping amenities are available locally within Droitwich Spa Town Centre, with further shops, bars and restaurants in Worcester City Centre. Recreational pursuits can be found at Lido Park, Droitwich Spa and the surrounding Worcestershire countryside.

Tenure / Property Information

Investment Analysis

The £645,000 completed sale of Wescoe on the same address is the strongest available value reference, but it is described only as a detached property and may not be directly comparable to the proposed 3,647 sq ft five-bedroom dwelling. The £281,555 detached sale and £220,000 plot sales provide wider local context but are not sufficiently specific to establish a reliable valuation range. An indicative base GDV of £645,000 is used, subject to confirmation of the planning consent, specification and build costs. This is not a formal valuation.

Investment Snapshot

Strategy Recommendation

Treat as a development appraisal opportunity only after independently verifying the planning permission, obtaining a detailed build-cost plan and confirming all special-condition fees. Do not bid based solely on the apparent GDV spread.

Works Required

Construct the permitted five-bedroom detached dwelling of approximately 3,647 sq ft, including the detached double garage, gardens and the accommodation described. No construction specification, professional fees, utility connection costs, external works details or build-cost evidence has been supplied.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed without supported construction costs, total project costs, finance assumptions and a reliable post-completion valuation. Using the indicative £645,000 base GDV, 75% refinance proceeds would be approximately £483,750, but cash left in cannot be calculated.

Buy-to-Let Analysis

BTL analysis cannot be established because no sufficiently specific rental evidence or auctioneer rent estimate has been provided. The proposed property is also a development project rather than an existing income-producing asset.

Flip Analysis

The indicative £645,000 GDV suggests potential development value above the £165,000 guide, but no build-cost or professional-cost evidence is available. Consequently, total project cost, profit and a viable maximum bid cannot be calculated. The known £1,800 buyer contract documentation fee should be included in any future appraisal, with any seller fees still unknown.

Investor Risks & Due Diligence

• No construction or total project cost evidence has been supplied.

• The £645,000 same-address sale may not be directly comparable to the proposed dwelling.

• Planning permission is stated but the consent, conditions and implementation position have not been provided.

• Seller fees may be payable under the special conditions and are currently unknown.

• No sufficiently specific rental evidence is available.

• The £1,800 buyer contract documentation fee is payable in addition to the purchase price.

Recommendation

Treat as a development appraisal opportunity only after independently verifying the planning permission, obtaining a detailed build-cost plan and confirming all special-condition fees. Do not bid based solely on the apparent GDV spread.

Strategy Rating

Analysis Confidence

There is one same-address completed sale and several local completed sales, but no detailed comparability information, planning documents, construction costs, rental evidence, specification, or complete fee schedule.