Land to the South, East and West, of Halton Brook Avenue, Runcorn, Cheshire WA7 2RA

Description

Freehold plots of land which includes a triangular plot to the rear of Littlegate backing onto Central Expressway and a further plot to the north between Burrard Road and Halton Brook Avenue, both appear to be green space. Various other smaller plots may be carved out and include roads and footpaths. Please see transfer plan contained within the legal pack. All interested parties are advised to consult with the local planning authority with regard to their intended use, prior to bidding.

Accommodation

Freehold plots of land, including a triangular plot to the rear of Littlegate backing onto Central Expressway and a further plot to the north between Burrard Road and Halton Brook Avenue. Various other smaller plots may be carved out and include roads and footpaths.

Location

Land to the South, East and West of Halton Brook Avenue, Runcorn, Cheshire. A triangular plot is to the rear of Littlegate backing onto Central Expressway, with a further plot to the north between Burrard Road and Halton Brook Avenue.

Tenure / Property Information

Investment Analysis

The property comprises freehold land plots, including apparent green-space areas and smaller plots that may include roads and footpaths. The supplied sold comparables are residential houses on Halton Brook Avenue and are not suitable evidence for valuing this land. No planning permission, development potential, land area, income evidence or land comparables has been supplied. Accordingly, no GDV or supported maximum bid can be established. The £5,000–£10,000 guide is stated to be plus fees, including a £900 buyer premium and an administration charge of 2.75% subject to a £3,600 minimum, with possible further disbursements.

Investment Snapshot

Strategy Recommendation

Treat as a speculative land purchase only after reviewing the legal pack and obtaining planning advice on the intended use. Do not bid on a residential development or income assumption unsupported by the evidence.

Works Required

No refurbishment works are evidenced. Before bidding, the intended use, planning position, title boundaries, rights, roads, footpaths and any relevant restrictions should be investigated through the legal pack and the local planning authority.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR strategy cannot be supported. There is no evidenced accommodation, planning consent, refurbishment scope, GDV, rental income or refinance valuation. The land's apparent green-space character and inclusion of roads and footpaths require specific legal and planning due diligence.

Buy-to-Let Analysis

BTL is not supported by the evidence. The asset is land with no accommodation or sufficiently specific rental comparable, and no passing or estimated rent is supplied; therefore rental yield cannot be established.

Flip Analysis

A flip appraisal cannot be established. The residential sold comparables do not evidence the value of these land plots, and no planning permission, developable area, saleable scheme or selling-cost allowance is supplied. Estimated flip surplus is therefore unavailable.

Investor Risks & Due Diligence

• Planning permission and intended use are unresolved.

• The plots appear to include green space, roads and footpaths, which may constrain use.

• Exact boundaries and included plots require review of the transfer plan and legal pack.

• Possible disbursements, sellers' costs, legal fees, search fees and transfer fees may be payable.

• Residential house sales supplied are not reliable evidence of land value.

• No rental income or sufficiently specific rental comparable is available.

Recommendation

Treat as a speculative land purchase only after reviewing the legal pack and obtaining planning advice on the intended use. Do not bid on a residential development or income assumption unsupported by the evidence.

Strategy Rating

Analysis Confidence

The supplied evidence confirms freehold land and auction fees but provides no land area, planning status, development consent, land comparables, rental evidence, title detail or supported end value.