Paddock Land, Higher Grants, Exebridge, Dulverton, Somerset, TA22 9BE

Description

A freehold site situated south of the A396 and to the west of Grants Hill in Exebridge, which lies on the borders of Devon and Somerset, in the heart of the picturesque Exe Valley. The plot extends to 1.27 hectares (3.14 acres) and may be suitable as a pony paddock, small vineyard or a number of alternative uses, subject to all necessary consents being obtainable.

Location

Situated south of the A396 and west of Grants Hill in Exebridge, on the borders of Devon and Somerset, in the Exe Valley.

Tenure / Property Information

Investment Analysis

The site comprises 1.27 hectares (3.14 acres) of freehold paddock land. The £25,000–£30,000 auction guide is the only directly relevant pricing evidence supplied. The sold comparables are detached houses at Higher Grants and are not directly comparable to undeveloped paddock land, so no evidence-supported GDV or market value can be established. Any alternative use, including a vineyard or development, is subject to necessary consents, for which no evidence is supplied.

Investment Snapshot

Strategy Recommendation

Treat as a land-use and consent-led purchase only. Proceed only after confirming the intended use, planning position, access, services, restrictions and all additional purchase costs; do not underwrite it as a BTL, BRRR or conventional residential flip.

Works Required

No building refurbishment is evidenced. The land may potentially be used as a pony paddock, small vineyard or for other uses, subject to obtaining all necessary consents. No allowance can be established for fencing, access, services, drainage or other works from the supplied evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR is not supported by the evidence. There is no residential accommodation, refurbishment scope, rental income, GDV or refinance valuation. Planning, access, services and any proposed alternative use would require separate due diligence and consents.

Buy-to-Let Analysis

BTL analysis cannot be completed. No sufficiently specific rental comparable, auctioneer rent estimate, accommodation or established rental use is supplied. The property is paddock land rather than evidenced residential accommodation.

Flip Analysis

A conventional flip analysis cannot be established because the supplied sold comparables are detached houses rather than land, and no planning consent, development potential, works budget, resale evidence or selling allowance is provided. The guide range is £25,000–£30,000 before potentially payable administration, search, other fees, taxes and registration costs.

Investor Risks & Due Diligence

• Alternative uses are expressly subject to obtaining necessary consents.

• No planning history, permitted use or development potential is supplied.

• The detached-house sold comparables are not directly comparable to the paddock land.

• No rental income evidence or residential accommodation is supplied.

• Administration, search, other non-optional fees, Stamp Duty, Land Registry fees and VAT may be payable in addition to the bid price.

• No evidence is supplied for access, utilities, drainage, fencing, water supply or other site infrastructure.

Recommendation

Treat as a land-use and consent-led purchase only. Proceed only after confirming the intended use, planning position, access, services, restrictions and all additional purchase costs; do not underwrite it as a BTL, BRRR or conventional residential flip.

Strategy Rating

Analysis Confidence

The evidence confirms the land area, tenure, location, vacant possession and guide range, but provides no planning, access, services, restrictions, land-use valuation, rental, works or directly comparable land-sale evidence.