Plot 5 Pointers Road, Cobham, KT11 1PQ

Description

A piece of land of approximately 0.6 acres. Well located for the shopping and recreational amenities of Cobham. Close to an upscale residential development and located in one of the sought after areas of Cobham. Vacant.

Location

The property is located near Pointers Road. Shopping amenities are available nearby in the centre of Cobham. Recreational amenities of Hatchford Park and Painshill are nearby. Road links via M25. Cobham & Stoke D'Abernon Station - National Rail.

Tenure / Property Information

Investment Analysis

The property is approximately 0.6 acres of vacant freehold land. The supplied sold comparables are mainly completed houses on Pointers Road, ranging from £1,070,000 to £1,275,000, and are not directly comparable to undeveloped land. The only land-like comparable is Plot 8, sold for £9,750 in May 2019, but its size, planning position and characteristics are not supplied. No planning consent, development potential, permitted use, services or access details are evidenced. A reliable GDV, land value or maximum bid cannot therefore be established from the supplied evidence. The £50,000 guide should not be treated as a valuation.

Investment Snapshot

Strategy Recommendation

Treat as a speculative land acquisition only after confirming planning potential, access, services, title and all auction charges. Do not bid above a separately evidenced land valuation.

Works Required

No physical works are evidenced. The key requirement is legal and planning due diligence covering planning status, lawful use, development potential, access, services, title and the auction special conditions.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

BRRR is not assessable. There is no evidenced residential scheme, planning consent, GDV, refurbishment budget, rent or refinance valuation. Development and exit assumptions would be speculative.

Buy-to-Let Analysis

BTL is not supported by the evidence. The asset is vacant land with no accommodation or sufficiently specific rental comparable, so rent and yield cannot be established.

Flip Analysis

A flip analysis cannot be quantified. The supplied house sales are not direct land comparables, while the only plot comparable is from 2019 and lacks size and planning details. No supported resale value or selling allowance is available.

Investor Risks & Due Diligence

• No planning permission, development allocation or lawful future use is evidenced.

• No residential accommodation or income-producing use is evidenced.

• The supplied house comparables are not directly comparable to the land.

• The only land-like comparable is from 2019 and lacks size, planning and site-detail information.

• Buyer fees are unspecified and VAT may apply; other seller charges may also be stated in the special conditions.

• Access, services, title constraints and development feasibility are not evidenced.

Recommendation

Treat as a speculative land acquisition only after confirming planning potential, access, services, title and all auction charges. Do not bid above a separately evidenced land valuation.

Strategy Rating

Analysis Confidence

The evidence confirms approximate land size, freehold tenure, vacancy and guide price, but provides no planning position, permitted use, services, access detail, direct current land comparables, GDV, rent or costs. Buyer fees and possible VAT are also unspecified.