Land to west of Milton Mains Farm, Milton, Brampton, Cumbria CA8 1JD

Description

Development land with planning permission for 3 detached dwellings 22/0737 situated in the popular village of Milton near Brampton. The land has the advantage of a slightly elevated position providing excellent views. Ideal for the developer looking for plots in a rural village location.

Location

Situated in the popular village of Milton near Brampton, in a rural village location. The land has a slightly elevated position providing excellent views.

Tenure / Property Information

Investment Analysis

The supplied evidence confirms development land with planning permission for three detached dwellings under reference 22/0737. The sold comparables are completed detached houses, not development land or new-build plots, and no floor areas, plot values, build costs or achieved new-build prices are supplied. Therefore, a supported GDV, land value or maximum bid cannot be established. The £2,450 pcm rental listing is for CB4 3 and a one-bedroom property, so it is not relevant to this rural Cumbria development.

Investment Snapshot

Strategy Recommendation

Development-only opportunity requiring full legal-pack, planning, servicing, build-cost and end-value due diligence before bidding. Do not rely on the supplied house comparables or unrelated rental evidence to justify the guide price.

Works Required

Develop three detached dwellings in accordance with planning permission 22/0737. The evidence does not specify house designs, floor areas, access, drainage, utilities, ground conditions, infrastructure requirements or build specifications, so detailed works and costs cannot be estimated.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be supported because there is no evidenced acquisition-to-completion cost, completed GDV, rental evidence or refinancing valuation. The guide is £165,000 before the stated 1.2% administration charge and other possible fees.

Buy-to-Let Analysis

BTL analysis is not applicable to the currently undeveloped land. No completed dwellings, unit sizes or relevant local rental evidence are supplied.

Flip Analysis

A development resale assessment cannot be completed reliably. The supplied house sales are historic detached-house transactions without sizes or evidence that they represent the proposed dwellings. Build costs, professional costs, infrastructure costs, finance, selling costs and new-build values are all missing.

Investor Risks & Due Diligence

• Tenure is stated only as being subject to the legal pack.

• The planning permission reference is supplied, but planning conditions, expiry, access, drainage, utilities and deliverability are not evidenced.

• No build, infrastructure, professional, finance or selling costs are supplied.

• The additional charges may include search fees, seller-cost reimbursement, legal fees, transfer fees and legal-pack disbursements.

• The 1.2% administration charge is payable on exchange, subject to the stated minimum, and buyer premium fees may also apply.

• The supplied sold comparables are detached houses rather than development land or identified new-build sales.

• No relevant local rental evidence or completed dwelling accommodation details are supplied.

Recommendation

Development-only opportunity requiring full legal-pack, planning, servicing, build-cost and end-value due diligence before bidding. Do not rely on the supplied house comparables or unrelated rental evidence to justify the guide price.

Strategy Rating

Analysis Confidence

Planning permission and guide price are supplied, but there is no detailed planning information, land area, tenure detail, build specification, cost plan, plot or new-build valuation, relevant rental evidence, or complete fee schedule.